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2017-05-16 PC Regular Meeting Agenda Packet
CITY OF PALM DESERT REGULAR MEETING OF THE PALM DESERT PLANNING COMMISSION AGENDA TUESDAY, MAY 16, 2017 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM DESERT, CA 92260 I. CALL TO ORDER II. ROLL CALL III. PLEDGE OF ALLEGIANCE IV. SUMMARY OF COUNCIL ACTION V. ORAL COMMUNICATIONS Any person wishing to discuss any item not scheduled for public hearing may address the Planning Commission at this point by stepping to the lectern and giving his/her name and address for the record. Remarks shall be limited to a maximum of three minutes unless additional time is authorized by the Planning Commission. Because the Brown Act does not allow the Planning Commission to take action on items not on the Agenda, Commissioners will not enter into discussion with speakers but may briefly respond or instead refer the matter to staff for report and recommendation at a future Planning Commission meeting. Reports and documents relating to each of the following items listed on the agenda, including those received following posting/distribution, are on file in the Office of the Department of Community Development and are available for public inspection during normal business hours, Monday-Friday, 8:00 a.m.-5:00 p.m., 73510 Fred Waring Drive, Palm Desert, CA 92260, telephone (760) 346-0611, Extension 484. VI. CONSENT CALENDAR ALL MATTERS LISTED ON THE CONSENT CALENDAR ARE CONSIDERED TO BE ROUTINE AND WILL BE ENACTED BY ONE ROLL CALL VOTE. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS UNLESS MEMBERS OF THE PLANNING COMMISSION OR AUDIENCE REQUEST SPECIFIC ITEMS BE REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION AND ACTION UNDER SECTION VII CONSENT ITEMS HELD OVER, OF THE AGENDA. AGENDA REGULAR MEETING OF THE PALM DESERT PLANNING COMMISSION MAY 16, 2017 A. MINUTES of the Regular Planning Commission meeting of April 4, 2017. Rec: Approve as presented. Action: B. REQUEST FOR CONSIDERATION to approve a Parcel Map Waiver application for a lot line adjustment at 75-580 Gerald Ford Drive (APN Nos. 694-170-013, 694-170-014, 694-170-022, 694-170-023). Case No. PMW 17-49 (WNRA, Palm Desert 103, LP, Irvine, California, Applicant). Rec: By Minute Motion, approve Case No. PMW 17-49. Action: VII. CONSENT ITEMS HELD OVER Vill. NEW BUSINESS None IX. PUBLIC HEARINGS Anyone who challenges any hearing matter in court may be limited to raising only those issues he or she raised at the public hearing described herein, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. Remarks shall be limited to a maximum of three minutes unless additional time is authorized by the Planning Commission. A. REQUEST FOR CONSIDERATION of architectural and landscape plans for a six (6)-unit single-family home subdivision located on a vacant 0.42-acre parcel at 45-734 Highway 74. Case Nos. PP/CUP/EA 15-223 & TTM 37292 (Ms. Mary Hsu, San Marino, California, Applicant). Rec: Waive further reading and adopt Planning Commission Resolution No. 2694, approving Case Nos. PP/CUP/EA 15-223 & TTM 37292. Action: X. MISCELLANEOUS None 2 G.\Planning\Monica OReilly\Planning Commission\2017\Agenda\5-16-17 agn.docx AGENDA REGULAR MEETING OF THE PALM DESERT PLANNING COMMISSION MAY 16, 2017 XI. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES B. PARKS & RECREATION XII. COMMENTS XIII. ADJOURNMENT I hereby certify under penalty of perjury under the laws of the State of California, that the foregoing agenda for the Planning Commission was posted on the City Hall bulletin board not less than 72 hours prior to the meeting. Dated this 12th day of May 2017. Monica O'Reilly, Recording Secr ry Please contact the Planning Department, 73510 Fred Waring Drive, Palm Desert, CA 92260, (760) 346-0611, for assistance with access to any of the agenda, materials, or participation at the meeting. 3 GAPlanningWonica OReilly\Planning Commission\2017\Agenda\5-16-17 agn.docx CITY OF PALM DESERT PALM DESERT PLANNING COMMISSION PRELIMINARY MINUTES • TUESDAY, APRIL 4, 2017 — 6:00 P.M. COUNCIL CHAMBER 73-510 FRED WARING DRIVE, PALM.DESERT, CA 92260 I. CALL TO ORDER Chair Nancy DeLuna called the meeting to order�at 6:00 p.m. II. ROLL CALL Present: 4 e'rlt: Commissioner John Greenwood, commissioner Ron Gregory Commissioner Lindsay Holt ` Vice Chair Joseph Pradetto Chair Nancy DeLuna { Staff Present: Jill Tremblax� ify Attorney Ryan Stendell Qirector o Zommunity Development Eric Ceja, Prind10"al Plantir Christina Qanale§�lAs"S'l§cant Engineer�.y� Man�ca`a'Rpilly, Administrative Secretary III. 0LEDGE OF ALL' GIANGE s C 1 oissioner Johr�reenwood led the Pledge of Allegiance. IV. SUMMA Y„OF COUNCIL ACTION Mr. Ryan I Director of Community Development, summarized pertinent March 23, 20T City Council actions. V. ORAL COMMUNICATIONS None PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 VI. CONSENT CALENDAR A. MINUTES of the Planning Commission meeting of March 21, 2017. Rec: Approve as presented. B. REQUEST FOR CONSIDERATION to approve a one-year time extension for Tentative Tract Map 36342 for the subdivision of 22+ acres into 196 units consisting of 84 cluster units, 64 attached units, 48 single-family homes, and a private recreation facility development located on the northwest corner of University Park Drive and College Drive. Case ! >;TT 36342 (WSI Mojave Investments, LLC, Irvine, California, Applicant). Rec: By Minute Motion, approve a one-year extension for Case No. TT 36342 until May 3, 2018. On a motion by Vice Chair Pradetto, second by Commissioner Gre wpod, and a 4- 0-1 vote of the Planning Commission, the C6,6- ent Calenc!ar,,was approved!4s, presented (AYES: DeLuna, Greenwood, Holt, and Pradetto, NQES-,Nono; ABSENT: Gregory). VII. CONSENT ITEMS HELD OV # . None VIII. NEW BUSINESS None x IX. PUBLIC HEAdINGS REC (JEST FOR CC7NSIDER' 1`C?1 of a recommendation to the City Council to ,approve Mitgti Negative Declaration, Specific Plan, Precise Plan, Conditionaj lase Perrxrit;; and Tentative Parcel Map 37157 for Monterey Crossing, an 18-acre cor,.nu m�ercia development located at the northeast corner of Monterey Avenue and Dinah Shdf Drive. Case Nos. SP/PP/CUP/EA 16-188 & TPM 37157 (FountaiAead Shrugged, LLC, Newport Beach, California, Applicant). Mr. Eric Ceta, Prind-ft al Planner, presented the staff report (staff report is available at www.cityofpWm,,, lesert.orq). He referred to Condition of Approval No. 32. He said that park fees are `a applicable to commercial projects; therefore, staff recommended to strike Condition of Approval No. 32. At the end of his presentation, he showed a video of the proposed project. Staff recommended that the Commission approve the project and allow it to move forward to a public hearing with the City Council. He offered to answer any questions. Commissioner Lindsay Holt asked what the City's hotel occupancy rates are. 2 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 Mr. Stendell responded that the City's annual occupancy average is below 70 percent; however, it is on the rise. He commented that the applicant may have more market data. Commissioner Holt inquired if the traffic improvements would be done in phases. Mr. Ceja replied that traffic improvements would begin when construction starts on the project. k+ Commissioner Holt asked if there is a timeline for the leas* or sale of the lots in the development. When would construction begin? Mr. Ceja said he did not know and would let the appt►c8nt a` swer that question. Vice Chair Joseph Pradetto asked what would happen if the --Pfanning Commission ,. did not strike Condition of Approval No 32 Mr. Ceja responded that it would move t rward to the City Council, and,�the applicant would not have to pay the fee since it odes not,;apOpy to commercial projects. He noted that Condition of Approval No. 32 is atip r�i6n item by staff. +3r: Chair DeLuna commented tt1t the applicant; proposed three left-turn lanes eastbound on Dinah Shore Drive HoVr, the videViii'lorlly shows two left-turn lanes. Mr. Ceja said that thegutdeo was preparee�r for the,.+Architectural Review Commission (ARC) before the Tt6 id-:1mpact Analys°Is was accepted by the City. Chair DeLuna'asked what°the height fs, of the proposed hotel that would extend above from they Montere Avenue grade , 3 ` ki t Mr Ce)kf ,spondci That the heightwould look similar to the Marriott Fairfield cu°�'tently bdihq built oa- ook Street next to Interstate 10 (1-10). hair DeLuna m litIone fliatl the video does not show the architecture of the hotel R an' ,how it fits in with the of'er buildings. She asked if the second proposed hotel situ would be along the railroad tracks. Mr. Cet t he tltatIs correct. Wr Chair DeLunaVsuired if the second hotel is intended to be 60 feet. Mr. Ceja replied that the second proposed hotel would fall under the same development standards as the first hotel, which is a height of 50 feet. The video was shown again to show the hotel building. Chair DeLuna pointed to the video and asked if the hotel height shown above Monterey Avenue is to scale. Mr. Ceja replied yes. 3 G:\Planning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 Chair DeLuna said that there would be automotive uses. She inquired if automotive uses would include a car wash or a gas station. Mr. Ceja replied potentially yes. It could allow for any number of automotive-related uses. He noted that there are conditions in place such as, if there is an automotive repair area, bays cannot be visible from Dinah Shore Drive. Commissioner Greenwood referred to the northeast area of the site where there seems to be a two-lane road; however, the road terminates at the property line. He asked if the road is for a farther connection or a recep#acle access when the adjacent parcel gets developed. Mr. Ceja explained that there are several easeme-W et crisscross the site plan. One is a sewer easement along the northern property line Therefore, the applicant is providing a two road over the sewer easement. He not"d,that the area behind the auto dealer location is not only for the s A ir easement. If the use: changes, there would still be a road that connects to theUackside of that parcel „ Commissioner Greenwood pointed to patls,;3 andA, "'He said from looking at the renderings, it appears you are able to look into th ,.roofs. He asked if there were any discussions with the applicant-ap terms of prove ping sight studies from the Monterey Avenue overpass through multipl stpges at pads , 3, 4, and 5. Mr. Ceja responded that staff dill not reduot sight studies from the roofs near the roadways. He stated that,the ARC echoed`.GCorrtrs�Eoner Greenwood's concern. He said the applicari e��up �ated theif,` ,in that show parapet walls at a sufficient height and well `eoove the O uipmerit:x 1e also said that some of the returns on the >s architecture ahze four sided;ts help hide tti roof equipment. In terms of thepec�#� 'i�►�° hd the language pertaining to the height increase, CormM sJo t r Gre arnreod asked"i# h language in the Specific Plan should be adjus, ed°if a. Conde i hotel is proposed. He noted that ARC would review the first htel because5he architecture and the context of the site. In his opinion, he felt the architecture gxhe sehdary hotel would be more substantive, more massing and more articulatrt h rbecau e'it stands alone and would read a little different on the sife } Mr. Ceja replied th at the hotel site shown in the corner is partially screened by Monterey Avenge se a stand-alone building at that hotel height might read differently at parcel 2t" believed that the Planning Commission could add a condition to have language'Tadded to the Specific Plan to address Commissioner Greenwood's concern, and the ARC would review the second hotel under the added guidelines. Chair DeLuna asked if the Planning Commission discusses signage such as height, color, and logos. Mr. Ceja stated that a master sign program for the proposed development has been approved by the ARC. 4 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 Chair DeLuna asked what the allowed height of freestanding signs along the freeway is. Mr. Ceja replied that there are no criteria for these signs along the freeway because they are prohibited at this time. Chair DeLuna declared the public hearing open and invited public testimony FAVORING or OPPOSING this matter. MS. VASANTHI OKUMA, representative for Fountainhead Shrugged, Newport Beach, California, thanked staff for working with them They were very clear on what they wanted to see at Monterey Crossing such as h10=t,quality architecture and a good site design, which coincided with their visit . or�#he, project. She noted that they have a tremendous amount of interest in the site fioC „ various high-quality national tenants (hotel, food, and retail), andf'elt`that it would b"" ;successful project for Palm Desert. She said that other members of their team are present to answer questions: the planning consultant, tie' landscape architect,; the California Environmental Quality Act (CEQA) cehs Cant, and e civil engineer.,'Pl s. Okuma hoped for the Planning Commission's re 0tnmendo-d approval to the City Council. She added that they hope to start construe � 2018, and have the first phase open in the middle of 2018 Sharoffered to ansvuarny questions. Commissioner Greenwood asked, Ms O} uma to b aborate on the phasing of the project. r x MS. OKUMA expect to 8ve the t' 'pads along Dinah Shore Drive and the plaza# e compjeed in the#first phase, as well as the pad immediately to the north at t corner and t tire stoee,(to the right of the main driveway). The hotel would be part`'fi the secand phase. Commissioner Gre�flu�lood inquired r�x1he site improvements and landscaping are part of the first.phase MS. OKUMA replect that everything south of the main driveway that goes east and west up to the hote would b&constructed as part of the first phase, as well as the Iandcaping. n F Commissioner Grpoftwi ood asked how much time between the completion of the first phase and t bet aftning of the second phase. MS. OKUMA believed that the time between phases would be six months. They are still actively marketing the site. Commissioner Greenwood stated that it is a beautiful project. He noted that there is a lot going on at pads 3 and 4. He voiced his concern with the functionality of the drive-through on pad 3, with cars stacking up in the drive-through and cars not able to back out of the parking stalls. In addition, the applicant has done a great job with the line of sights from the overpass along Monterey Avenue in maintaining and continuing the integrity of the architecture on all four sides. However, he is 5 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 concerned with seeing equipment, even with the screening and parapet elevations. He is interested in looking at some sight section studies, stacked from north to south looking and cutting directly east and west from Monterey Avenue heading east from pads 1, 2, 3, 4, and 5 to really understand if there are impacts. He stated that some renderings might be deceiving. He noted that same comment would apply from the Gateway development on the south, cutting through Dinah Shore Drive heading directly north. MS. OKLIMA replied that they are valid concerns and concerns that were raised by the ARC. She would have Mr. John Loper address the r design. She said the architects could also address the parapets. She noti When they prepared the animation; all of the rooftop equipment was modeledR� to that animation, which cannot be seen. MR. JOHN LOPER, Palm Tree Communitae Consulting, In`6 „Irvine, California, stated that he wrote the Monterey Crossi,hg�'Specific Plan, ad assisted with the entitlement process and planning of the pr6ject for over a year. He also stated that the City of Palm Desert has a wonderf6 staff, which have guided th _'through the process and to make sure the project'[ a hig# _ivality development. He first addressed the elevations, and noted that they afle.11 ill working with tenants on each of the buildings. Therefore, ,they designed sa ,vernacular architecture with the elevations. The retail buildings wquld. probably� e 4rbuilt first, but each individual building may get modified as they" an actual tenant to take the space. He explained that Monterey Avenue -atarts a�:c4uple� of ft, higher than Dinah Shore Drive at the corner, with the plaza Tightly Io I lessen the wind. As Monterey Avenue travels up fie"the hotel pad` e"_ f�reet is a roximately 20 feet above grade of their proposed project Pads 5 ";end 6 building elevations are shown in the animation artd plans, whicha'range frert 22 to 24 feet for the main parapets. This gives the applicant four tc,Six feet from th'' roof elevation to the top of the parapet to have equipment, r pst t?f`t re,,bq:u pme.nt i .three to four feet tall. Mr. Loper said they also dle,sure the i leVation in fF1e buck, where most of the kitchen equipment is Ipfed; is`fall enouh tp cover the equipment. The architectural elements would go tip to 30 feet ' o ypyu shoukd not to see any of the equipment. In regard to the height of the hotel, the applicantisioned the majority of the hotel to be 50 feet and allow ford architectural features to gaup 60 feet. He noted that a 50-foot hotel allows for the fleik?1lity to design a 'nice hotel, and believed the hotels would be four-story. He referre� to the dnveuay located at the northeast quadrant of the site plan. He said that the 'applicant ha 'put the water quality basin along the rear between the property line, adjacent to the"railroad tracks, and a Coachella Valley Water District (CVWD) main sewer trunkI-line. The applicant is required to pave above the sewer trunk line so that the CVWD could maintain the sewer line. The driveway would also provide for fire truck and auto sales access. Mr. Loper stated that traffic improvements would be built in the very beginning, with the entrance to Toni Way. The applicant would provide dual left-turn lanes into the shopping center from Toni Way, dual left-turn lanes for westbound traffic on Dinah Shore Drive, and the Monterey Avenue and Dinah Shore Drive intersection would be modified to accommodate triple left-turn lanes for eastbound traffic on Dinah Shore Drive. Lastly, he addressed the drive- through restaurant(s). He explained that the drive-through would have a dual ordering facility, which there could be two cars stacked with two separate ordering 6 G Tlanning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 booths and a pick-up window farther up of the drive-through. However, the drive- throughs are subject to change based on the actual tenants. He offered to answer any additional questions from the Planning Commission. Chair DeLuna asked how close the buildings are from the railroad tracks. MR. LOPER replied that the buildings are approximately 50 feet from the railroad tracks. Chair DeLuna inquired if there have been any sound miti.gati6ns done. ............... MR. LOPER responded that when they start the �?p truction drawings for the building(s) nearest to the railroad tracks, the applicat ',W641d have to meet the sound requirements. Commissioner Greenwood inquired if the ap�icant considered additional restaurant lots throughout the site. 4 MR. LOPER replied that many of thepads shtnin are potentially fast food restaurants. However, he potentially could rant use along Dinah Shore Drive. z Commissioner Greenwood pointed `to the,renderrr� .for pad 5, and voiced his concern because it seems you a ,lookingelw txhe ppet level. MR. LOPER remarf d 'that he would"iet the r6hitect address Commissioner Greenwood's,,,concern. MR. JIM BICki L Bickel 4jeup Architecture, Newport Beach, California, referred to the building 5 rertdering fand tt�t d that ,f e dotted black Tine depicts the roof line level, The;,detted bo cas'above the` d©ted line depict the heating, ventilation, and air cnditionmg,fiunits (ItA ). He stated that their typical shop building design would a roof rght, of approximately 15 feet, and normally target the parapet at 20 feet. He felt confident that°b�'.ween the placement of the architectural towers and the �r extra deep roof well,.the equipment would be hidden well. He commented that they ha a many years of experience designing drive-throughs, and was also confident the tandemlrive-througtr$system would lessen the queue demand. Again, the design could g6't i`nodified dbpending on the tenant. He mentioned that there are codes that they must beet fo mitigate sound. In conclusion, his goal is to satisfy his client and create a sped1A place where the general public would like to go. Commissioner Greenwood commented that pads 3 and 4 did not go through the ARC. When pads 3 and 4 go to the ARC, he inquired if the Planning Commission could make a recommendation to add a condition that the applicant provides sight section studies from various angles: high, middle, and low on the pads to determine everything is efficiently screened. Mr. Stendell remarked that a Specific Plan equals flexibility. Instead of referencing a specific pad/parcel, he suggested that the Planning Commission take a broad 7 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 approach since the buildings and the pads could change, and gave the following example, ". . . that sight lines from Monterey Avenue and Dinah Shore Drive are included as part of the ARC's review." MR. BICKEL interjected that the applicant is willing to do sight studies from Monterey Avenue and Dinah Shore Drive. Commissioner Greenwood pointed to the median by building 4, and asked if there were water meters or utilities in the median. MR. BICKEL replied that they are grease interceptors - t Commissioner Greenwood asked Mr. Bickel if he yV ca fortable with the amount of trash enclosures. ` MR. BICKEL responded that they discussed°trash enclosures a- Ongth. He stated that they have one trash enclosure for evoq parcel. He said that h r�s,ually advises his clients to schedule multiple trash pii*lt in a we C to minimize the amount of trash enclosures so that they stay cleaner r Commissioner Greenwood asked where there ',..the closest mass transit location (Sunline Transit Agency). MR. LOPER said that the closest-b'us line l i"tested on Monterey Avenue between I- 10 and Highway 1 a 1gw#�ich includes two buy st >( neon each side) on Monterey Avenue near the ar~terseotian of Dinah4Shore Drive. ' Commissioner Greenwood 'asked staf if a lighting photometric plan has been reviewed h � r Mr COJ'A cp ponde0�t66t typically 6114,hting photometric plan is reviewed during the b6�l tTng�plain bmit 4L He noted that the City does have an Outdoor Lighting Qrdinance. ommissioner Greenwood hh-quired if there have been any discussions in regard to sec dty lighting aloe the northern part of the project adjacent to the railroad. MR. LO 4-41 resp ked that as a general rule when they design a shopping center, they would ing in paved areas, they would maintain a minimum foot candle, and provide littng in the pedestrian areas. He mentioned that the paved driveway for CVWD would also have lighting. Generally, they provide lighting photometric plans at the time of construction drawings for the parking lots. Commissioner Greenwood asked if the applicant would have an issue providing lighting in the parking lots if the Planning Commission were to add it as a condition of approval. MR. LOPER replied that he does not think it would be an issue since they intend to provide lighting for the parking lots and pedestrian walkways. 8 GAPlanning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 Chair DeLuna pointed to an area northeast of building 1, and asked if it was a trash enclosure. MR. LOPER replied yes. It is the trash enclosure for the hotel. Chair DeLuna asked where the trash enclosures are located in buildings 2A, 2B, and 2C. She also asked where the trash enclosures are located potentially for the auto uses or car dealership. MR. LOPER referred to the site plan and pointed to the trash enclosure locations. Commissioner Holt inquired if there is a block wall proposed for the northern boundary of the project site. MR. LOPER said that they do not have a pl b' to have a block wall at the northern boundary of the project site; however, they clQ.plan on having some tyke of fencing. Chair DeLuna asked if not having a solid wall would affect the sound m,4i ation. MR. LOPER responded that generally with 4-mu�fi-'story building, a solid wall only helps mitigate sound for the tgvnd floor. Whei �they design hotels, they provide sound mitigation through the eXtk rior,,of the build ir ,".such as walls and windows. Commissioner Greenwood inquired if the,-w 11 fencing rfvould be reviewed by City staff in terms of desigm and articulation Mr. Ceja repli d r.r Chair DeLuna;oommentecl hat there is"Usually wind in the northern area of Palm Desert. She asked if blouunq sagas be6n addressed. n Mr. Ceja responded ' at he does not believe anyone has been successful from keeping sand 'from blowing on a project since it is a desert. Commissioner Grewood"asked the landscape architect if there is a plan for imOf' vements at the,--,.western boundary of the project at the slope going up Monterey Ave ue,>_ MR. ROBE'PRT 0,URLEY, Cummings Curley and Associates, Inc., Long Beach, California, rep06'61`yes, only within the boundary of the proposed project. Commissioner Greenwood asked what the current condition of the slope is. Mr. Ceja said that it is compacted dirt. All freeway interchanges were never required to be landscaped due to challenges with the California Department of Transportation (Caltrans). Commissioner Greenwood voiced his concern with people walking down the slope, and asked if anyone has looked at it. 9 G Tianning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 Mr. Ceja replied no. He felt that the City should look at all the interchanges in Palm Desert and have discussions with Caltrans to find out if the dirt could be stabilized or other improvements could be made. Chair DeLuna mentioned that the City spent years updating the City's General Plan, and one of the items they focused on were walking trails and outdoor uses. She asked if there were any plans to include walking trails. MR. LOPER said that the proposed project has an internal pedestrian system. MS. OKUMA thanked the Planning Commission for therr time and consideration of the proposed project. 4, With no further testimony offered, Chair DeLuna declared the public bearing closed. Commissioner Greenwood commented thetthe proposed project ls,,going to be great for the City. There was an incredible''amount of attention tos detail and the architecture is beautiful, which would cotp,lement the. aty. However,'-tie proposed a couple of conditions for discussion: 1) adi a crrfiion to provide a site lighting photometric plan for the Planning Departm`" iew; 2) in regard to the second hotel site, add language to th�� ecific Plan th* the proposed hotel must go back to the ARC for review; 3) when f* patit,s go to the ARC for review, provide the ARC with line of sight studies for tMe Mori`ferey ..Avenue overpass, anything adjacent to Monterey Avenue, and anything 'off Dinah S�Iore Drive farm the southern parcel at its higher elevation; and 4):strike Contrition of>Apprval too. 32, as recommended by staff. Commission r Holt seconded Commissioner Greenwood's motion. She commented that it is a greproject, r>dtha ked th&,=applicant for the work they have put into the project. She also► than! staff r a job W'lt done working with the applicant. Co"'M ssioner Gree +opd asked if he should restate his motion for the record. Mr. Stendell replied,y es. Wtht the assistance;trpm Mr. Ceja restating the motion, Commissioner Greenwood moved to wa►ue further rd, ding and adopt Planning Commission Resolution No. 2693, recommending3' proval ase Nos. SP/PP/CUP/EA 16-188 & TPM 37157 to the City Council, with the�fotlowlrzg amendments)/condition(s): 1) add a condition for a line of sight study from Monterey= enue and Dinah Shore Drive for the ARC's review at the time the applications are submitted; 2) add a condition that the applicant provide a parking lot lighting photometric plan for the Planning Department's review; 3) when the second hotel is presented to the ARC, that they pay special attention to architecture (massing, building depth, etc.); and 4) strike Condition of Approval No. 32. Commissioner Greenwood asked if the Planning Commission needs to add a condition for the wall (fencing) along the northern boundary of the project. Mr. Ceja responded that the wall (fencing) would be reviewed by City staff. 10 GAPlanning\Monica OReilly\Planning Comm ission\2017\Minutes\4-4-17.docx PRELIMINARY MINUTES PALM DESERT PLANNING COMMISSION APRIL 4, 2017 Motion was seconded by Commissioner Holt and carried by a 4-0-1 vote (AYES: DeLuna, Greenwood, Holt, and Pradetto; NOES: None; ABSENT: Gregory). Chair DeLuna thanked the applicant for their time, attention, care, and concern working with City staff. She said the City worked years to update the City's General Plan. The General Plan focused on the northern sphere of the City and the University Village, which is east of the proposed project. As a result of a high-quality project, she hoped that this would attract future development in the area. X. MISCELLANEOUS None XI. COMMITTEE MEETING UPDATES A. ART IN PUBLIC PLACES None B. PARKS & RECREATION None ; XI I. COMMENTS s XIII. ADJOURNMENT With the Planning Commis inn concurrence, Chair DeLuna adjourned the meeting at 7:25 p.m. rh' NANCY DE LUNA, CHAIR ATTEST: f: RYAN STENDELL, SRETARY PALM DESERT PLANNING COMMISSION MONICA O'REILLY, RECORDING SECRETARY 11 G\Planning\Monica OReilly\Planning Commission\2017\Minutes\4-4-17.docx CITY OF PALM DESERT PUBLIC WORKS DEPARTMENT INTEROFFICE MEMORANDUM To: RYAN STENDELL, DIRECTOR OF COMMUNITY DEVELOPMENT From: BO CHEN, CITY ENGINEER Date: May 9, 2017 Subject: PARCEL MAP WAIVER NO. 17-49 The above-referenced parcel map waiver has been reviewed by the Engineering Division of the Public Works Department and found to be technically correct. Please schedule for Planning Commission action as soon as possible. PMW 17-49: Applicant: WNRA Palm Desert 103, LP 8 Executive Circle Irvine, CA 92614 Property Owners: WNRA Palm Desert 103, LP 8 Executive Circle Irvine, CA 92614 and City of Palm Desert 73510 Fred Waring Drive Palm Desert, CA 92260 BO CHEN, P.E. CITY ENGINEER QI City of Palm Desert /Department of Community Development PARCEL MAP WAIVER 73-510 Fred Waring Drive • Palm Desert • California •92260 •(760)346-0611 • Fax(760) 776-6417 Applicant: A j A i& Telephone: Mailing Address: OK ECV71 ye, Q✓C-E. Fax number: City: State: CA. ' Zip: Email J Property Owner: W dM ,ln Ly, b6s,� I0 T, Telephone: Mailing Address: c4VLd,.F Fax number: City: Uwe State: C.� Zip: Email: W;)4,45,�, 1 `-' Representative: �A— f IIQC.�_I- Mailing Address: C-�XECt�'[)V-e 012_C E Fax number: City: _`J 2 � State:CA Zip:Sj61_.LEmail: an1A) WA 461-- Please send correspondence to (check one):X_Applicant Property Owner Representative Project Address(s): -75TFa (>&eA Lb 6YZ,h Vf-- Assessor Parcel Number(s): ( ,9V 1_2Ot?i3 , OV170plV, Existing Zoning: 11L_r r4WQD 911156,')RL 117 General Plan Designation: S'n,avu.- TbwJ fy,614p b Project Request(describe specific nature of approval request): LT r ,vE A f, Property Owner Authorization: T e undersigned states that they are the owner(s) of the property described and herein give authoriz iarrfo the f i , of the application. z db7 Signature elPrint Name Date Applicant / Representative Signature: By signing this application I certify that the information provided is accurate. I understand t at the Ci iaftt not approve what I am applying for and/or might require conditions of approval. Signature Print Name Date Property Owner Authorization: Agreement absolving the City of Palm Desert of all liabilities relative to any deed restrictions. I DO BY MY SIGNATURE ON THIS AGREEMENT absolves the City of Palm Desert of all liabilities regarding an ,deed res r tions that may be applicable to the property described herein. �' s421/1� Signature Print Name Date OFFICE USE ONLY PROJECT NO: PMW 7 UI 9 DATE: ACCEPTED BY: k`S. i -11IT-A, IJARS HUITT-ZOLLARS,INC.,2603 Main Street r Suite 400 r Irvine,CA 92614-4250 1 949.988.5815 phone 1 949.988.5820 fax 1 huitt-zollars.corn R304866.01 03-13-17 Revised 03-31-17 EXHIBIT A PARCEL MAP WAIVER FOR LOT LINE ADJUSTMENT NO. 17-49 IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE STATE OF CALIFORNIA Parcel 1: All of Lot 14, and a portion of Lot 13 of Tract Map No. 33837-1, in the City of Palm Desert, County of Riverside, State of California, as shown on the map filed in Book 402, Pages 4 through 8, inclusive, of Maps, in the office of the County Recorder of said County, described as a whole as follows: Commencing at the Southeasterly terminus of that certain course along the Southwesterly line of said Lot 13, described as having a bearing and distance of "N 18°22'25" W 343.90' " on said Tract Map; thence along said Southwesterly line North 18'22'25" West 100.00 feet to the TRUE POINT OF BEGINNING; thence leaving said Southwesterly line North 71°10'24" East 178.56 feet; thence North 89°59'24" East 149.94 feet to the general Easterly line of said Lot 13; thence along said general Easterly line, and the Northeasterly and Northwesterly lines of said Lot 13, the following eight (8) courses: North 00°00'00" East 171.95 feet, North 90000100" East 43.50 feet, North 00°00'00" East 113.00 feet, North 90°00'00" East 61.05 feet, North 00°00'00" East 55.95 feet, North 35°28'02" East 298.62 feet, North 54°31'58" West 358.33 feet, and South 35°28'02" West 210.39 feet to the most Northerly corner of said Lot 14; thence along the Northwesterly and Southwesterly lines of said Lot 14 and said Southwesterly line of said Lot 13, the following three (3) courses: continuing South 35°28'02" West 480.04 feet to a point on a non-tangent curve concave Southwesterly having a radius of 1055.00 feet, a radial line of said curve to said point bears North 70°25'44" East; thence Southeasterly 22.05 feet along said curve through a central angle of 0 19 F51"; thence South 18°22'25" East 280.82 feet to the TRUE POINT OF BEGINNNNG. Containing an area of 6.820 acres (297,063 square feet), more or less. Parcel 2: That portion of Lot 13 of Tract Map No. 33837-1, in the City of Palm Desert, County of Riverside, State of California, as shown on the map filed in Book 402, Pages 4 through 8, inclusive, of Maps, in the office of the County Recorder of said County, described as a whole as follows: q/R304866.01/a/1/Pa1mDesertLLA/zk/hpm EXHIBIT A R304866.01 PARCEL MAP WAIVER FOR 03-13-17 LOT LINE ADJUSTMENT NO. 17-49 Revised IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE 03-31-71 STATE OF CALIFORNIA PAGE 2 Beginning at the Southeasterly terminus of that certain course along the Southwesterly line of said Lot 13, described as having a bearing and distance of "N 18°22'25" W 343.90' " on said Tract Map; thence along said Southwesterly line North 18°22'25" West 100.00 feet; thence leaving said Southwesterly line North 71°10'24" East 178.56 feet; thence North 89°59'24" East 149.94 feet to the general Easterly line of said Lot 13; thence along said general Easterly line and the Southerly line of said Lot 13, the following six (6) courses: South 00°00'00" East 60.05 feet, North 90°00'00" West 56.50 feet, South 00°00'00" West 38.50 feet, North 90°00'00" West 113.00 feet, South 00°00'00" West 54.00 feet, and North 90°00'00" West 117.93 feet to the point of beginning. Containing an area of 0.711 acres (30,956 square feet), more or less. Subject to covenants, conditions, reservations, restrictions, rights-of-way and easements, if any, of record. As more particularly shown on Exhibit "B" attached hereto and by this reference made a part hereof. Pk. t_A/V4) �cNq�� sG O < a NO. 6969 H. tpcNALLY J ., PLS 6969 EXP. 09/30/1 7 9lF OF CAO. O' q/R304866.01/a/I/PalmDesertLLA/zk/hpm NOTE. SHEET 1 OF 3 THIS PLAT WAS PREPARED FROM RECORD DATA `� AND DOZES NOT REPRESENT A SURVEY OF THE \ PROPERTY SHOW HEREON. THIS MAP HAS BEEN APPROVED UPON 7HE EXPRESSED COND177ON THAT \ BUILDING PERMITS SHALL NOT BE ISSUED FOR ANY 44 �► DEVELOPMENT WHIN THIS ADJUS7MENT PLAT UN77L `l NECESSARY DEDICA77ONS, IF ANY, HAVE OCCURRED (XXX) INDICATES RECORD DATA PER 7RACT NO. 33837-1, M.B. 402/4-& \ SEE SHEET 2 FOR EASEMENT DETAIL SEE SHEET 3 FOR EASEMENT DESCMP77ONS 4scP�3J ry�0 QN�,L LA NOT 14 NE `vyg�Q M4L.rsG� O�y1 I t Q \ o �6 6q EXISTING LOT LINE vo6 \®p°® a N0. 6969 A, TO BE REMOVED EXP. 9/30/17 *s' F OF CA4xf� A.P.N. o rL� ®I� IT4T 694-170-014 O �h 1694-170-023 LOT Is Z 0 694-170-013 1 694-170-022 ' (N0000 00"E �'�" 6.820 ACRES 55.95) 71� A s o \IL -0 Q 5.00' (N0000'00 E 22 ) L� (N90 00 00 113 E .00' 43.50) TRACT MAP NO. 33837-1 N 16021e-8 30 E 55 0 �•p�'( L 1 �' o L r o o LOOT 2 SINE„ N89 59 24"E p NI1.10 56,E 149.94' `v 0 178• 60.05' E'LY LINE LOT 13 �.711�ACRE? (N9 00'00 E o ) APPROVED BY.• v (N9000'00"E (N0000'00 E 0 17.93) 38.50) LOT I (N00v0'00 p0Op.,- f�'�'��a"+�.rt 519�i 7 1 \ rn 55 , �� O E S¢00)'3©0) R�PAGE GARNER DATE P.D.C. PARCa 1 P.O.B, PARCIEL. 2 PLS NO. 6155 EXP. 313112018 HUITT -ZOLLA R� PLAT TO AGCOMPANY sr�E 1"=150' 1!V A LEGAL DESCRIP 170N DRAW BY SGO —Z E)(AN I/ ii ChECKm BY 26W k4sh Si VNK SLOO 400, troim CA 9209 RHH Ptos (240) 908-SM Fax (940) 9I8-5= PARCEL M4P WAIVER DAYE FOR LOT LAE 412612017 14,20 i ZDl 7 ADJUSTMMT NO. 17-49 No R306620.01 v.\R3048S6.01\Mapping\dwg\EX130486601"04.dwg SHEET 2 OF 3 0 EASEMENT' DETAL W II 40% `, �► I ► IX goo I► ;®etl*l TRACT MAP NO. 33837-1 I LOT V I NIL Y LINE EASEMENT NO. 13 40214 6 10' 6 1 s I PARM f 0' ► 6.820 ACRES it c ► LOT 2 4 PARM 2 10 0.711 ACRES � ,o�l s 1 ►� S'L Y LINE EASEMENT NO. 13 10' 6 II SEE SHEET 3 FOR EASEMENT/ENCUMBRANCE DESMP77ONS 0.\R304866.01\Mopping\dwg\EX\30486601JEX04.dwg SHEET 3 OF 3 ENCIAWWAAICE 1 EASEMEW DESOWTIOM X� INDICATES PLOTTED EASEMENT 1 A RESERVA77ON OF THE RIGHT TO USE WATER, TO SOUTHERN PAGFIC LAND COMPANY, RECORDED MARCH 23, 1912 IN BOOK 347, PAGE 127 OF DEEDS - CANNOT BE LOCATED FROM RECORDS 2 A RIGHT OF WAY FOR DITCHES AND CANALS AND AN EASEMENT FOR TELEPHONE LINES TO THE UNITED STATES, RECORDED OCTOBER 9, 1932 1N BOOK 254, PAGE 470 O.R. - BLANKET EASEMENT 3 ABUTTERS RIGHTS OF INGRESS AND EGRESS TO STA7E HIGHWAY RELINQUISHED, ON DECEMBER 5, 1958 IN BOOK 2376, PAGE 331 D.R. - BLANKET EASEMENT ® AN EASEMENT FOR PUBLIC U77LI77ES AND INCIDENTAL PURPOSES TO VAL BAN CORPORATION, RECORDED APRIL 10, 1984 AS INSTRUMENT NO. 72751 O.R. 5 AN EASEMENT FOR PIPELINES AND INCIDENTAL PURPOSES TO SOUTHERN CALIFORNIA GAS COMPANY, RECORDED AUGUST 30, 1989 AS INSTRUMENT NO. 297135 O.R. - CANNOT BE LOCATED FROM RECORDS AN EASEMENT FOR UNDERGROUND ELECTRIC LINES AND INCIDENTAL PURPOSES, RECORDED SEP7EMBER 18, 1989 AS INSTRUMENT NO. 319661 O.R. 7 AN EASEMENT FOR UNDERGROUND CONDUITS, MANHOLES, PEDESTALS, CABLE WIRES, AND APPURTENANCES AND INCIDENTAL PURPOSES, RECORDED OCTOBER 2, 1989 AS INSTRUMENT NO. 339910 O.R. - CANNOT BE LOCATED FROM RECORDS 8 AN EASEMENT FOR TRANSMISSION OF ELECTRIC ENERGY FOR COMMUNICA77ONS, TELECOMMUNICATIONS, INTERAC77VE VIDEO, AND INCIDENTAL PURPOSES, RECORDED APRIL 30, 2002 AS INSTRUMENT NO. 2002-226193 D.R. - CANNOT BE LOCATED FROM RECORDS 9O AN EASEMENT FOR PUBLIC UTILITY, LANDSCAPE, PEDESTRIAN AND INCIDENTAL PURPOSES DEDICATED ON PARCEL MAP NO. 30342, FILED IN BOOK 212, PAGES 37 AND 38 OF PARCEL MAPS 10 AN EASEMENT FOR PEDESTRIAN, BIKE PATH, LANDSCAPING, MAINTENANCE AND INCIDENTAL PURPOSES DEDICATED ON TRACT MAP NO 33837-1, FILED IN BOOK 402, PAGES 4 THROUGH 8, OF TRACT MAPS 11 A NON-EXCLUSIVE EASEMENT FOR DRAINAGE AND TRANSPORT OF NATURAL RUNOFF, RECORDED MAY 10, 2006 AS INSTRUMENT NO. 2006-034OJ13 O.R. - BLANKET EASEMENT 12 N077CE OF NOISE IMPACT FROM INTERSTATE 10 AND RAILROAD, RECORDED JUNE 27, 2007 AS INSTRUMENT NO. 2007-417223 O.R. - BLANKET EASEMENT 0 AN EASEMENT FOR CONSTRUCTING OPERA77NG, AND MAINTAINING UNDERGROUND AND/OR OVERHEAD POWER LINES TO IMPERIAL IRRIGATION DISTRICT, RECORDED AUGUST 9, 2007 AS INSTRUMENT NO. 200 7-05 151JO O.R. 14 AN EASEMENT FOR PUBLIC U77LI77ES AND INCIDENTAL PURPOSES TO SOUTHERN CALIFORNIA GAS COMPANY, RECORDED OCTOBER 10, 2007 AS INS7RUMENT NO. 2007-0627715 O.R. - CANNOT BE LOCATED FROM RECORDS 15 AN EASEMENT FOR TELECOMMUNICA77ONS AND INCIDENTAL PURPOSES TO WILTEL COMMUNICATIONS, LLC, RECORDED AUGUST 29, 2013 AS INSTRUMENT NO. 2013-0423943 O.R. - CANNOT BE LOCATED FROM RECORDS Q.\R304866 01 NMapping\dwg\EX\30486601JEX04.dwg CITY OF PALM DESERT DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION STAFF REPORT REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPE PLANS FOR A SIX (6)-UNIT SINGLE-FAMILY HOME SUBDIVISION LOCATED ON A VACANT 0.42-ACRE PARCEL LOCATED AT 45-734 HIGHWAY 74 SUBMITTED BY: Eric Ceja, Principal Planner APPLICANT: Ms. Mary Hsu Mi Casa Property, LLC 2275 Huntington Drive, Suite 518 San Marino, CA 91108 CASE NO(s): PP/CUP/EA 15-223 and TTM 37292 DATE: May 16, 2017 ATTACHMENTS: 1. Draft Planning Commission Resolution 2694 2. Architectural Review Commission (ARC) Notice of Action 3. California Environmental Quality Act (CEQA) Notice of Exemption 4. Architectural Exhibits 5. TTM 37292 Recommendation Waive further reading and adopt Planning Commission Resolution No. 2694, approving a precise plan and tentative tract map for the proposed six (6)-unit subdivision on the vacant parcel located at 45-734 Highway 74. Executive Summary Approval of the applicant's request will result in the subdivision of a vacant 0.42-acre parcel into six (6) lots and the construction of six (6) two-story detached single-family homes. A single shared driveway is provided for each of the homes and two additional guest parking spaces. The subdivision and the architectural style of the homes is compatible with surrounding residential land uses and replicates existing single-family subdivisions abutting the project to the south. Staff Report PP/CUP/EA 15-223 & TTM 37292: Frontage Road Homes Page 2 of 5 May 16, 2017 Architectural Review Commission The City's ARC reviewed the proposed project at their meeting on March 28, 2017. The Commission approved the proposed project with a 5-0-2 vote (Commissioners Lambell and McIntosh absent), with minor architectural changes to the homes including that: 1) the accent band be painted a darker color to accentuate the element; 2) the walls around the garage be thickened beyond the plane of the garage doors; 3) the stonework above the archways are structurally sound; and 4) the perimeter wall along Highway 74 shall match the location and height of the adjacent property to the south. Commissioner Vuksic commented that the architecture of the homes was well done and that the buildings massing and architectural elements were well suited for the area. Background A. Property Description: The property is located on the east side of Highway 74, north of Shadow Mountain Drive. The property is 0.42 acres in size, undeveloped, and gently slopes downward south to north. B. Zoning and General Plan Designation: Zoning: R-3 18,000(3), SP (Residential Multi-Family, Scenic Preservation Overlay) General Plan: Town Center Neighborhood C. Adjacent Zoning and Land Use: North: R-3 18,000(3), SP (Residential Multi-Family, Scenic Preservation Overlay) South: R-3 18,000(3), SP (Residential Multi-Family, Scenic Preservation Overlay) East: R-3 18,000(3), SP (Residential Multi-Family, Scenic Preservation Overlay) West: PR-4 (Montecito Condominiums) Proiect Description The applicant is seeking approval for a six-unit subdivision and the construction of six (6) two-story detached single-family homes on a vacant 0.42-acre parcel in the City's R-3 18,000 (3), SP zoning district. The proposed project is a "planned residential development" which is a conditional use in the R-3 zoning district. The project includes the development of six (6) detached single-family homes, perimeter block wall, two guest parking spaces, and new landscape. Primary vehicle access to all units is provided by a single driveway that connects to Frontage Road along Highway 74. \\srv-fil2k3\groups\Planning\Eric Ceja\Case Files\PP\PP 15-223 Frontage Rd.Homes\Planning Commission\PP 15-288-PC Staff Report.doc Staff Report PP/CUP/EA 15-223 & TTM 37292: Frontage Road Homes Page 3 of 5 May 16, 2017 A single 1,800+ square-foot floor plan is provided for all single-family units. The first floor of each unit consists of a kitchen, pantry, living and dining areas, a half bathroom, and a two- car garage. The second floor of each unit consists of three (3) bedrooms each with its own bathroom and walk-in closet, and laundry room. The units are contemporary southwest architecture that includes an exterior textured stucco finish, stone, iron accents, exposed beams, and "s" tiled roofs. Trim details are added above and below windows and along the first floor of the units for additional detailing. Windows are also recessed to create additional shadows on the units. The roofs of the units are pitched on a 3:12 slope and are broken up by valleys and ridges. Materials boards will be distributed at the meeting. An existing six (6)-foot high perimeter block wall is present along the north, south and east property lines. A new five (5)-foot high block wall is proposed along the western property line and visible from Highway 74. The wall is called out as having a stucco finish with a wrought-iron rail. The remaining non-building portions of the project consist of drought-tolerant landscape. Plantings include Palo Verde and Weeping Acacia trees, Acacia redolens "Desert Carpet," Texas rangers, purple fountain grass, red yuccas, and Mexican birds of paradise. The landscape plan also calls out for 3/8 minus decomposed granite ground cover with up to three-foot diameter boulders placed throughout the property. Analysis A. Land Use: The property is located in the City's R-3 Multi-family residential district. This zoning district allows "planned residential developments" through the Precise Plan and Conditional Use Permit process. The project is categorized as a planned residential development and is proposed at a density appropriate for the site and zoning district. The project is compatible with surrounding land uses, which are also zoned R-3 and consist of a mix of housing types and densities, including condominiums, apartments, and single-family homes. In addition, the project mimics the layout of an existing six (6) unit subdivision that adjoins the project boundaries to the south. The property is also within the City's Scenic Preservation Overlay District, which requires additional consideration of public views along Highway 74. Since the proposed units are below the maximum building height limit set for the R-3 zoning district and the buildings are located a sufficient distance from Highway 74, staff believes impacts to the surrounding views from Highway 74 are minimal. In addition, the buildings' setbacks and height are comparable to other developed parcels along Highway 74, including the existing single-family project adjoining the project to the south. \\srv-fil2k3\groups\Planning\Eric Ceja\Case Files\PP\PP 15-223 Frontage Rd.Homes\Planning Commission\PP 15-288-PC Staff Report.doc Staff Report PP/CUP/EA 15-223 & TTM 37292: Frontage Road Homes Page 4 of 5 May 16, 2017 B. Site Plan and Architecture: The architecture for the units is compatible with surrounding development in that the massing, stucco finishes, trim, details, and roof material are consistent with residential properties in the City. Building offset, window trim, and window recesses also add to the quality of design. In addition, the roof is shown at a 3:12 pitch, which is also comparable to other units in the City. Architecturally, the proposed design is compatible with the surrounding properties located on this portion of Highway 74. C. Circulation: Access into the project site is provided by a single driveway from the Frontage Road along Highway 74; there is no direct access from Highway 74 into the project area. The driveway is 24 feet in width, curb-to-curb, and is a sufficient width to allow for multiple homes to take access from. D. Parking: The Municipal Code requires that all single-family homes are provided a minimum of two off-street parking spaces either in a garage or carport. The project is providing each home a two-car garage that has access onto the shared driveway. By providing a two- car garage for each home, the applicant has satisfied this municipal code requirement. The project also provides two (2) additional guest parking spaces along the shared driveway. These guest parking spaces are in excess of the requirements listed in the municipal code, but are beneficial in providing additional parking for the project. Lastly, although staff does not consider on-street parking as part of a project's parking requirement, Frontage Road provides a safe, lightly traveled, and wide roadway that allows for on-street parking on both sides of the street. Staff is satisfied that the project meets the intent of the City's parking requirements and that sufficient on-street parking can accommodate any potential parking overflow with no disruption to the surrounding roadways. E. Landscape: The landscape design and plant materials are compatible with the project and are consistent with drought-tolerant landscape on recently approved projects throughout the City. The landscape design includes a mix of plant varieties throughout the site and includes additional design elements such as, mounding and use of boulders. Staff recommends that the applicant replace the "Weeping Acacia" with a "Shoestring Acacia" to better fit in tight areas of the project, and that the decomposed granite material be compatible with surrounding development. A final landscape plan will be reviewed by staff, subject to the recommendations above and any recommendations from the Planning Commission (PC). \\srv-fil2k3\groups\Planning\Eric Ceja\Case Files\PP\PP 15-223 Frontage Rd.Homes\Planning Commission\PP 15-288-PC Staff Report.doc Staff Report PP/CUP/EA 15-223 & TTM 37292: Frontage Road Homes Page 5 of 5 May 16, 2017 Summary Staff supports the proposal to subdivide the vacant parcel and to construct six (6) two-story detached single-family homes at this location. The use is consistent and compatible with the densities and residential mix in the general vicinity and replicates an existing subdivision abutting the property to the south. In addition, the housing type provides a product that has proven successful in Palm Desert and a product that expands housing options within the City. Environmental Review The Director of Community Development has determined that the proposal to subdivide the vacant 0.42-acre parcel and to construct six (6) two-story detached single-family homes qualifies for an exemption under the CEQA as the site is substantially improved and is served by existing utilities. Staff is recommending that the Planning Commission adopt a Notice of Exemption for the purposes of CEQA. Findings of Approval Findings can be made in support of the project, and in accordance with the City's Municipal Code. Findings in support of this project are contained in the Planning Commission Resolution attached to this staff report. Submitted By: Eric Ceja,tVrincipal Planner Reviewed By: Ryan Stendell, Director of Community Development \\srv-fil2k3\groups\Planning\Eric Ceja\Case Files\PP\PP 15-223 Frontage Rd.Homes\Planning Commission\PP 15-288-PC Staff Report.doc PLANNING COMMISSION RESOLUTION NO. 2694 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, ADOPTING A NOTICE OF EXEMPTION IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVING THE SUBDIVISION OF A 0.42-ACRE PARCEL FOR THE CONSTRUCTION OF SIX (6) SINGLE-FAMILY HOMES LOCATED AT 45-734 HIGHWAY 74 CASE NOS: PP/CUP/EA 15-223 & TTM 37292 WHEREAS, the Architectural Review Commission of the City of Palm Desert, California, did on the 28th day of March 2017, did consider,',,,,,,,-.,,-I project and recommended approval of the architectural, landscape, and site plans to tti 'Pfau tng Commission, subject to minor architectural changes; and WHEREAS, Planning Commission of the Jty, of Palm Desert, California, did on the 16th day of May 2017, hold a duly noticed publac Hearing to consider the°rtequest by EGL Associates, for approval of the above noted; aid WHEREAS, the 0.42-acre vacant parcel i§� dcet ' in the Multi-Family Residential (R-3) zoning district and Scenic Preservation (SP) ov�fiy district, which allow for various housing types and densities through th'�'Precise Plan arr C_onditional Use Permit process; and WHEREAS, the pr p ed projeott conf+ rrs t4,,tt�o development standards and maximum building heig s list # in the Cty}s "Zoning' 0dinance for the Multi-Family Residential zoning district; and WHEREAS, the constructj� pf this project within this portion of the community is consistent with surrourtidl land rsr that a itix of housing types and densities exist in the immediateicinity, WHEREAS, sa A1 ns have complied with the requirements of the "City of Palm pesert Procedure for Imp� r entation of the California Environmental Quality Act," ResolutEon No. 2015-75 thxDirecter of Community Development has determined that the project Will` not have a negative impact on the environment and qualifies as a Class 32 Categorical xemption fort 'purposes of CEQA; and WHEREA �,at sjd`public hearing, upon hearing and considering all testimony and arguments, if any, of` ll'-interested persons desiring to be heard, said Planning Commission did make the following findings to justify the approval of said request: Findings for Approval: 1. That the proposed map is consistent with applicable general and specific plans, as amended. PLANNING COMMISSION RESOLUTION NO. 2694 The proposed tentative tract map and single-family home development is consistent with allowed land uses and densities identified in the General Plan Land Use Designation for Town Center Neighborhoods. The General Plan allows a mix of housing types within the Town Center Neighborhood designation, including multi-family housing types and single-family homes on a small scale within walkable distance to commercial and retail activities. The project area abuts a similar single-family development to the south and multi-family development to the east. There is no specific plan for this development. 2. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The proposal to subdivide this site does improvements beyond what has already been installed at the site, with theexception of a public sidewalk along Frontage Road. The development and use o�the site as a six-unit single-family development is designed 16- and is consistentwith, the General Plan and the City's Subdivision Ordiheince. The design of the units is consistent with the development standards contained in the City's Zoning Ordinance. There is no specific plan for this development 3. That the site is physically suitable for the type",of development. The project area totals 0.42--acres aridr,is vacant end undeveloped. The site is suitable for use as a six-untt.tingle fat2i efvelop en similar to the abutting project to the south.- Utilities lnoluding,water; electrical, sewer and gas are in place and sti robndi�rg properties f1 ve successfully developed with various housing ty�et'and densities. Furtter division of this parcel will not change the layout of"'the'parcel andan accominadate a residential project of this size. 4. The design a tie s�uidivisk � .the,proposed improvements are not likely to cause substanttd environmental'd"amage or substantial and avoidable injury to fish, wildj1,6 j or theit habitat. The creation not adi'tibnal parcels on this lot will not cause substantial injuries to fish or wildlife or their habitat since the site is environmental damage or, surrounded by e` ting residential development and has no value as habitat. There are no trees, rock outcroppings, or waterways that create habitat for wildlife in the area. Creation _f'new parcels at this site does not create any new impacts on the environrnant 5. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. The proposal to create additional parcels on Frontage Road along Highway 74 will not create a physical change to the existing site and will not cause public health problems. Each lot will have access to a private driveway and access to a public street, and development of these lots as single-family homes conforms with surrounding development and the development standards listed in the 2 PLANNING COMMISSION RESOLUTION NO. 2694 Zoning Ordinance. The subdivision will not create serious public health problems, as utilities are available to support the site, use of the properties for single-family homes is compatible with the surrounding properties, and mitigation measures for dust control and noise will be enforced during any future development of the property. 6. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. The creation of new parcels at this site will not imp_ct'any public easements in the surrounding area. fey t h 7. That the design of the subdivision or the type-of improvements will not restrict solar access to the property. The project meets all development stendard requirements for the Multi-family Residential (R-3) zoning district. The design of the two-story detached single-family homes is similar to surrounding two stogy restden'tial development in the area. Adequate side and rear yard separation'6 i$t d does not limit solar access on the property or surrounding development. 8. That the proposed location of the bonditiQnal use is;Jn accord with the objectives of this title and the purpose ofibe district,,"in which the site is located. The purpose of 'th VlVlulti-family R' entialF (R�3) zoning district is to provide areas suitable for residents to live in,a variety of housing types at high population densities This project'conforms with; the objectives of the zoning district as it provides a�`l.pusing tyke that is similar to surrounding residential properties and expands the Gity's h 'Using stock for denser housing in proximity to El Paseo. 9. That the reposed location of the conditional use and the conditions under which it would be cpgrate&.or maintained will not be detrimental to the public health, safety, or we�fte, or be materially injurious to properties or improvements in the vicinity. The proposed lotion and development of the project at this site is similar in opeQibn to s�trr unding residential uses. As designed, and as conditioned, the project v ffl nat be detrimental to the public health, safety, or welfare, as the project isYdesigned at an adequate height, provides sufficient off-street parking, and provides for a drought-tolerant landscape design that, in combination with the building architecture, adds aesthetic character to the surrounding properties. 10.That the proposed conditional use will comply with each of the applicable provisions of this title, except for approved variances or adjustments. 3 PLANNING COMMISSION RESOLUTION NO. 2694 The proposed development complies with all provisions of P.D.M.C. Section 25.72.050 "Conditional Use Permit," including the development standards of the zoning district. No exceptions, variances, or adjustments apply to this project. 11.That the proposed conditional use complies with the goals, objectives, and policies of the City's General Plan. The proposed development complies with the goals and objectives of the City's General Plan, in that it provides a diverse range of housing options in this portion of the City, while also preserving the character of the`surrounding residential community. NOW, THEREFORE, BE IT RESOLVED BY THE,RLA INI COMMISSION OF THE CITY OF PALM DESERT, CALIFORNIA, AS FOLLOW 1. That the above recitations are true and.--" nd �irrect and constitutethe findings of the Planning Commission in this case. 2. That the Planning Commission does hbreby approve Precise Plan and Conditional Use Permit 15-223 and Tentative Tract Map 372 , subject to conditions attached. PASSED, APPROVED, AND ADOPTED by the P116i nin Commission of the City of Palm Desert, California, at its regular-�*heetih jteld on the day of May 2017, by the following vote, to wit: AYES- NOES- ABSTAIN. NANCY DELUNA, CHAIRPERSON ATTEST: RYAN STENDELL, SECRETARY PALM DESERT PLANNING COMMISSION 4 PLANNING COMMISSION RESOLUTION NO. 2694 CONDITIONS OF APPROVAL CASE NO. PP/CUP/EA 15-223 & TTM 37292 Department of Community Development: 1. The development of the property shall conform substantially with exhibits on file with the Department of Community Development, as modified by the following conditions. 2. Recordation of the Tentative Tract Map and construction of said project shall commence within two years from the date of final approval unless an extension of time is granted; otherwise, said approval shall become null, void, and of no effact whatsoever. 3. Any proposed changes to this Precise Plan amendment to the application, which will result in a new public hearing 4. The applicant shall comply with the Condi dopted by the Architectural Review Commission, and as listed on the Notice of Action dated March 31, 2017, 5. Building mounted lighting fixtures shall *660form ;tq :'the City's Outdoor Lighting Ordinance. 6. The applicant shall install a side�r-olk�allorng Frontag Road that is similar in width to adjoining sidewalks to the south a d,noft' All sidewalk plans shall be approved by the Department of Public Works. ' t 7. Final landscape plans�Tshallike subrnwtd fo the City's Department of Community Development and the Coachi ll Valleys*ater District for review and approval. The landscape plan shall conform to","",the prelin1jh6ry landscape plans prepared as part of this application, and shall includ�e�iCchse,plantings,of landscape material. All plants shall be a minimum of five gal tor s in i , and==trees hall'be a minimum of 24- inch box sizes. Department of''Public Works: 8. The,,tract map shall be-submit #.to the Director of Public Works for review and approval priorto,recordation of tho map. 9. The appllc t shall sub R Covenants, Conditions, & Restrictions (CC&Rs) concurrently with the fih414.rap for rtew and approval. Once approved by the City, the CC&Rs shall be recorded with the 6'6nty Recorder's Office. 7 10. The applicant shall pay the appropriate signalization fee in accordance with City of Palm Desert Resolution Nos. 79-17 and 79-55. 11. Drainage fees shall be paid in accordance with Section 26.49 of the Palm Desert Municipal Code and Palm Desert Ordinance Number 653. 12. Park fees in accordance with Palm Desert Municipal Code Section 26.48.060 shall be paid prior to the recordation of the tract map. 5 PLANNING COMMISSION RESOLUTION NO. 2694 Prior to the issuance of grading permits the applicant shall: 13. Submit a grading plan to the Department of Public Works for review and approval. Any changes to the approved civil or landscape plans must be reviewed for approval prior to work commencing. 14. Submit a final Water Quality Management Plan (WQMP) for approval. The WQMP shall identify the Best Management Practices (BMPs) that will be used on the site to control predictable pollutant runoff. Prior to the issuance of a grading permit, the Operation and Maintenance Section of the approved final WQMP shall be recorded with the County's Recorder Office and a conformed copy shall be provided , the Department of Public Works. 15. Submit a PM10 application to the Department of Public`Works for approval. The applicant shall comply with all provisions of Palm Desert Municipal Code Section 24.12 regarding Fugitive Dust Control. 16. Identify all proposed and existing utilities on tht�,precise grgdng plan. 17. Storm drain/retention area design and constructionh- ll be contingent upon a drainage study prepared by a registered bivil ,engineer than is, reviewed and approved by the Department of Public Works. 18. Pad elevations, as shown on the tentative maR, ,, subjectl,4 review and modification in accordance with Chapter 27,of the Palm Qesert�Muryidfl Code. Department of Buildinnb and Safety: 19.This project shail:Cgmply withthe Latest ado0f0d edition of the following codes: A. 2p fi alfornia �tttrng Code anii)i 6`p' pendices and standards. B 20�t6"Ca fnia Rsrdential Code and its appendices and standards. C �`2016 California,Pluffib tO Code and its appendices and standards. Q, 2016 CalifornialLpcharcG Code and its appendices and standards. E 2016 California ectrical Code. F. 1C California E"""' Code. G. 20J alifornia Gre+�n Building Standards Code H. 2016 California Administrative Code. I. 2016 Califofm i're Code and its appendices and standards. 20. An approved automatic fire sprinkler system shall be installed as required per the City of Palm Desert Code Adoption Ordinance 1265. 21. All contractors and subcontractors shall have a current City of Palm Desert Business License prior to permit issuance per Palm desert Municipal Code, Title 5. 22. All contractors and/or owner-builders must submit a valid Certificate of Workers' Compensation Insurance coverage prior to the issuance of a building permit per California Labor Code, Section 3700. 6 PLANNING COMMISSION RESOLUTION NO. 2694 23.Address numerals shall comply with Palm Desert Ordinance No. 1265 (Palm Desert Municipal Code 15.28. Compliance with Ordinance 1265 regarding street address location, dimension, stroke of line, distance from the street, height from grade, height from the street, etc. shall be shown on all architectural building elevations in detail. Any possible obstructions, shadows, lighting, landscaping, backgrounds or other reasons that may render the building address unreadable shall be addressed during the plan review process. You may request a copy of Ordinance 1265 or Municipal Code Section 15.28 from the Department of Building and Safety counter staff. 24. Please contact Cherie Williams, Permit Specialists ll, at the Department of Building and Safety (760-776-6420) regarding the addressing of all building and/or suites. �'xr 25. Local School District "Square Footage Verification Foil V wifl be required before permit issuance. For questions regarding applicable sch'o fees, pf 'se contact the Desert Sands Unified School District at (760) 771-8515,: 26.Transportation Uniform Mitigation Fees JU apply for this project..Please consult Cherie Williams, Permit Specialist ll, withnthie Department of Building and. Safety for further information. r Z t Fire Department: 27.The project may have a cumulative; advee �pact on fhe Fire Department's ability to provide an acceptable level of servi,$. These acts md[iUMe an increased number of emergency and publicCe calls d to tcr ~`3tl.presence of structures, traffic, and population. Thq pcf� � °ponent5� eltlopers fill' be expected to provide for a proportional mitigto'r to thesfttnpacts v capital improvements and/or impact fees. 28. Fire Departmenf emergency vehicle appari6s access road locations and design shall be in accordance \nnfh the lrfot IJ(47 re C de City of Palm Desert Municipal Code, and Riverside County Fir s: partment St8ii4 , rds. Plans must be submitted to the Fire Deppernenf for "`eView and approval prior to building permit issuance. 29. �,iii JDepartment vM# is systerri(s) for fire protection shall be in accordance with the Califania Fire Code, '001 of Pafn Desert Municipal Code, and Riverside County Fire Depar ment Standards; 'lans must be submitted to the Fire Department for review and approval prior to building permit issuance. r 7 s [ ` 73-5 IO FRED WARING DRIVE PALM DESERT, CALIFORNIA 9226o-25 78 TEL: 760 346-o6r i info@cit3,ofpalmdesert.org March 31, 2017 ARCHITECTURAL REVIEW COMMISSION NOTICE OF ACTION CASE NO: PP/CUP/EA 15-223 and TTM 37292 APPLICANT AND ADDRESS: MARY HSU, Mi Casa Property, LLC, 2275 Huntington Drive, Suite 518, San Marino, CA 91108 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of preliminary approval of architectural and landscape plans for a proposed six (6) unit tract map located on a vacant 0.42 acre parcel. LOCATION: 45-734 Highway 74 ZONE: R-3 18,000(3), S.P. (Residential Multi-Family, Scenic Preservation Overlay) Upon reviewing the plans and presentations submitted by staff, and by the applicant, the Architectural Review Commission preliminary approval subject to: 1) the plaster surface under the accent band 3' off the ground shall be painted a darker color to match the accent band to set it off as a base element; 2) the walls at the sides of the garage doors shall be thickened to be greater than 12" beyond the plane of the garage door; 3) the stonework above the arches shall be more structurally sound; and 4) continuation of wall along Highway 74 shall match the location and height of adjacent project to the south. Date of Action: March 28, 2017 Vote: Motion carried 5-0-2 with Commissioners Lambell and McIntosh absent (An appeal of the above action may be made in writing to the City Clerk of the City of Palm Desert within fifteen (15) days of the date of the decision. Any amendments to this approved plan would need to be re-submitted to Commission for approval.) STAFF COMMENTS: It is your responsibility to submit the plans approved by the Architectural Review Commission to the Department of Building and Safety. IO PRINTED ON RECYCLED PAPER NOTICE OF EXE1\1PTION TO: FROM: City of Palm Desert ❑ Office of Planning and Research 73-510 Fred Waring Drive Palm P. O. Box 3044.Room 113 Desert.. CA 92260 Sacramento, CA 95812-3044 ® Clerk of the Board of Supervisors ')724 Gateway Dr_Riverside, or CA 92507 County Clerk- County of: Riverside 1. Project Title: Frontage Road Homes 2. Project Applicant: EGL Associates/Sheila Haijanto 3. Project Location—Identify street address and 45-734 Highway 74 cross streets or attach a map showing project site (preferably a USGS 15' or 7 1/2' topographical map identified by quadrangle name): 4. (a)Project Location—City:Palm Desert (b) Project Location—County: Riverside 5. Description of nature,purpose, and beneficiaries The project includes the subdivision of a vacant 0.42 acre of Project: parcel into six(6) single-family lots and the construction of six(6)two-story detached single-family homes with shared driveway access. The project also includes site improvements for a new perimeter wall and landscape. 6. Name of Public Agency approving project: City of Palm Desert 7. Name of Person or Agency undertaking the EGL Associates c/o Sheila Harjanto project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease,pemlit, license, certificate, or other entitlement of use fi•om the Public Agency as part of the activity: S. Exempt status: (check one) (a) ❑ Ministerial project. (Pub. Res. Code § 21080(b)(1); State CEQA Guidelines § 15268) (b) ❑ Not a project. (c) ❑ Emergency Project. (Pub. Res. Code § 21080(b)(4); State CEQA Guidelines§ 15269(b),(c)) I (d) ® Categorical Exemption. Class 32 "In-fill Development Project"a—d State type and section number: 15332 (e) ❑ Declared Emergency. (Pub. Res. Code § 21080(b)(3); State CEQA Guidelines § 15269(a)) (f) ❑ Statutory Exemption. State Code section number: (g) ❑ Other. Explanation: 9. Reason why project was exempt: Project is consistent with the City's general plan and applicable zoning regulations. The site is surrounded by existing residential development and replicates an existing Notice of Exemption FORM`B" single-family subdivision on an abutting parcel to the south. The site has no value as habitat.is served by existing utilities. and does not result in significant effects on traffic, noise.. air quality, or water quality. 10. Lead Agency Contact Person: Eric Ceja,Principal Planner Telephone: (760)346-0611 11. If filed by applicant:Attach Prelirninary Exemption Assessment(Form"A")before filing. 12. Has a Notice of Exemption been filed by the public agency approving the project? Yes ❑ No ❑ 13. Was a public hearing held by the lead agency to consider the exemption? Yes® No ❑ If yes.the date of the public hearing was:May 16.2017 Signarure:� Date: ��� 7 Title: ® Signed by Lead Agency ❑ Signed by Applicant Date Received for Filing: (Clerk Stamp Here) Authority cited: Sections 21083 and 21100,Public Resources Code. Reference: Sections 21108,21152, and 21152.1,Public Resources Code. 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W O �' c "'c ° m a s % ¢" $ m cJ o x a ] U o A Z i i o w igsg; w a o 7 v m 2 E T. m 2 w m Z g` go O?�H N R/IV PA = TENTATIVE TRACT MAP NO. 37292 NWY I» cn : N o.o0 IN THE CITY OF PALM DESERT, COUNTY OF RIVERSIDE aPA ° 2 0 CV 32.33' ;EX. 57' STATE OF CALIFORNIA K � fAANTAGE RD ISCALE III=1 O f_Ott qT ADDW MDUNTAIN BEING A SUBDIVISION OF LOT 8, BLOCK A-3 OF PALM DESERT UNIT # 3, AS SHOWN BY MAP PA �� 2 (D V li FRONTAGE RD. ON FILE IN BOOK 21 , PAGES 81 , 82, 83, AND 84 OF MAPS, RECORDS OF SAID COUNTY % SITE t p a H --- ---- --- -___ ____ -- ---- ____ --- - EX. SIDEWALK TO REMAIN P/L _ _ _ I y Z EX. A.C. PVMT. � � W URB AND CUTTER TO REMAIN MJ � � � I � �j 11 I �� U O Cn / . L__1 - n I 15.00'� PROPOSED PROPOSED PROPOSED GRAPEVINE ST O � W W P L SECTION A-A PROPOSED BUILDING GARAGE 28.00 � GARAGE BUILDING 15.0 � Z U. 0 U N.T.S. 160.00' NORTH VICINITY MAP ° 00 " F-F" ® Not To Scale C SECTION W J PROP. BLOC (TO 305.22) LEGEND � WALL/FENCE (FL 30 .7 I EX. 6' BLOCK N.T.S. a W O tQ �� �I 11 o D WALL T REMAIN Z J a PROPOSED SIDE YARD SIDE YARD PROPOSED 71°51 0 5//E 115 0f BUILDING BUILDING (Tc o5.49 _ (305.26`a (182.63).....EXISTING ELEVATION 05.52 EX ..............EXISTING Theo drawings and Me accompanying ((FL 305.01 305. : ::: .... .::. :. :. :. :. :. :. :. :. :. :. ::. ::. ::.: .::. : ... ::::::::::::::::::::::::::::::::::.. 184.00.......PROPOSED ELEVATION specifications an exclusive property . .... .... ............................ ..... . ................... is::: :::::::::::::::::::::::::::..'::::::::::::::......::::.. .::::::.......... : J. .. :::. ................................. of EGL Associates, Inc. Written 2% 2l 7 0 2 o Z ::::. 3 ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: FS ..............FINISH SURFACE::. ::. :. :. :. :. :. :. :. :. :. :. :•. :•. :•. :•. :•. :•. :•. :. :. ::. :: :. ::::: permission Is required EGL M F.F -� �- -- �- F.F Z POWER POLE r'q .................................................... ...................................... ... ... .................. .................. . MIN. MIN. MIN. MIN. . ..................................................... ....................................... ... ... ............. ......................:...:..•.•:...:...:.. :...:...:...:...:...:...:...:...:. 185 EXISTING CONTOUR . ........................ .............................................. ...;.:.'.,. re we or reproduce these drawings 4x4 WITH - PLANTER 4 LINES S'LY F.L...............FLOW LINE and specifications by any method In PROPOSED GRADE O "" ' -(306 - 0 o whole or In part. A written consent PROPOSED GRADE I TAG LS 4420 0 ::::::y:::::::: . � 0 � 2 5d�306.94) -� DRAINAGE PATTERN F.G..............FINISH GRADE Is required questions s arisen Associates, FLOW LINE FLOW LINE Vv " "............... 3 �� . Inc, Any questions arinn from then (30 o Q3 7 PRO . 306.5 ©2.50' ...PROPOSED STRUCTURE F.F..............FINISH FLOOR drawings should be directed to EGL ............. • Q PROP. LOCK WALL BLOCK WAL (306.12) Associates In a written format. SECTION 11B_B1� o ©5.00' IREVISIONS BY BOUNDARY LINE H.P..............HIGH POINT .............. TC................TOP OF CURB :. ::. ::. ::.. o...PROPOSED WALL 12 08 2016 SH N.T.S. : 06� 07.35 (307.06) _�j •:: _ - - ...EXISTING FENCE ..............: _ 3 S ...............SEWER MANHOLE 01/17/2017 SY ............... (� I I wM .....WATER METER 02 15 2017 SY (306.17) •: ::•: ::: ::: . ............... (306.19) �(307) 308 CONC C � I L ................ _ ( ) �M .....GAS METERIT]I ...............TRASH P/L oo - - LOT 1 0 L O T L 0 T 3 I/ m...PROPOSED PLANTER WALL D FF 308.50 00 FF 309.0 � FF 309.50 /' ( g I 309) I 0 PAD 308.00 o Op PAD 308. 0 PAD 309.00 POWER POLE 0 3 / I I (� '0 OWNER . EARTHWORK ::: :: ;; : (307.2 O O WITH GUY .c :a: :7:: , O 00 (311) 6 LINES N MI CASA PROPERTY LLC. O ` O / / 4 LINES S CUT........... 200 CY (TC 307.13 .4p........... 01 CD RELEASED DATE ((FL 06.62 B UT 3 7 I 2275 HUNTINGTON DR. #518, FILL........... 200 CY / I/ I ) SAN MARINO, CA 91108 PROPOSED I w A I : ..... 1 1 ( 09.66 TEL: 626-568-1485 GARAGE z PROPOSED = GARAGE ::-:-:-: -.-: :-. (307.89) 0„ E NOTES: 2� o11 ( Ii PREPARED B Y: -NO OAK TREES ON SITE. 7 0' �3 5 HANK JONG, PE -ALL PUBLIC UTILTIES SHOULD BE FIELD VERIFIED. F.F MIN ��% 11 3 4 ............... F.i MIN. F.F ��d•�00 II ' 12.1 20. 4 )__ 7 / I I (31 EGL ASSOCIATES, INC. 00 PROPERTY LINE PROPOSED DRIVEWAY I ..... 15.00' 1. 11819 GOLDRING ROAD, UNIT A BENCH MARKTM 2.10' I_ 5.5T ;:.:. ..0 (31 5) ARCADIA CA 91006 I� �r I� GARAGE 3.00' GARAGEGARAGE4 v I PH: 626 263-3588 2" BRASS DISK STAMPED CITY OF P.D. BM 139 V LO SECTION C-l� 32.33 - - FAX: 626-263-3599 WESTERLY SIDE OF HIGHWAY 74 176FT J N.T.S. o.00' ::�:: . I I . I` W J . 00 GUES4 W� (31 .�96> W�STHOF CF�OPCOFFCB, FLUSHSEO, 3.8 FT .r, W O .............................. C I TO 308.21 ARKIN (307.7 > I 31 5I ) ELEV 245.597 TRACT R/W (�L 07.73) (308.37) I, BOUNDARY I :::. 1j V I I SURVEY WAS PROVIDED BY ALFRED J. Z ::. ::. ::. ::. ::. ::. ::. ::. ::: :. ::. ::. ::. : ::. : ::. ::. ::. ::. ::. ::.: ::. : ::. ::.: :. ::. ::. ::. . ::. :...... .... ........... .. .......... ..................... ................... ........................................... ................ THELWELL, LS 6999, ON MARCH 20, 2015, PROP. DRAINAGE ...... ...... ........... ......... ... :.::::::::::::::::::::::::::::::::::::. :::. :::::::.:::::..... .....: :. ::. ::. ::. ::. ::.: .::..::.:::. . ::. :::. :. ::. ::::..::. ::..:::::::... :.. ::: . . . ::. ::. :::::. ::. ::. ::. ::. .::... ..::..::.. ::. ::. ::. ::::..::.:. ::. ::. ::. ::. :. ::. ::. ::. ::::.. MANAGED BY HANK JONG. �'7 1 V- �� �=-i ..:::::N PROP. .................. ........... .......... .. ....................... ............ .......................... ....... ........ ............. ............. ...........:.%*::.... ............... ... ..................................... .................�.. .. . .* .Il ..... ...... .................... . . . ........ ... o a EASEMENT .:` ....._........... ............#.......................... .........)......... ........... ............. ..................... .............. .... ..... ::::::::::::.:::::::::::::::: UTILITY I L I T Y SERVICES:............. ....... ............ ..............._�...._ ............t.......... ....-,........... ...:.............. ............ ............ ..................... ...... ....... ..... ......... . WALL .................... ......... ................... ...... ........... ......................... u _................... ................... ........... ............. ..................... ............. ..... ................ .........................,................. E X. 7 P R P. -�--...... .. . ..... ..................................... .. --................. ............................... ............. ..................... ......... . . .............. O 308.:. .:::. ::. ::.:.. ............................ 3...... ...................................... ....................... ................ ............................... ............ ..................... ..... ... :..:.. . ::. ::. ::. ::. :. ::. ::. ::. ::::... FENCE ( 3.7............... ............................ ... ..... ........... ......................... ........................................ ................... ........... ............. ..................... ..... . . . . .... ....... . . ...... .... ............................. ...... ............ ........ ............ ............ ..................... ..... ... ..... ......... . ..... B�ocK wALL GRADE .................... . .... ....... ........... ....... . .. ........... ............. ..................... ....... .... ...... ........ 5. ..... . .::::::::.:...:.:•::•::::::•::::::::: I I I - COACHELLA VALLEY WATER DISTRICT ............ ...... WATER ..... ::. ::. ::. :::::. ::. ::. ::. ::.: :::. ::. ::.: .. ::. :. ::. ::. . ::.:: . :::::. . ::. ::. ::. :: . :: :. . :. ::::. :::.: ::::::::::. ::. ::. TO REMAIN .................... ..................... ........ .. ........... ... . ........: ............ ............. ..................... .....N......:::: ::::::::::::::.. .:........ . ...................... - w w ............. ............ .......... ................ ..... ............}............ ............ ..................... ......_............ ..................... ........ . z z PROPOSED LLJ ...............:::.::.............:::•.::•. .............. ..................................... . SEWER COACHELLA VALLEY WATER DISTRICT 0 J J 0 ........... .......................... ...... ........................ ............. ..................... .......................................... ..... ........................ ::::::::::::::::::::::::::::::::::::::::::: :::::::::::::::::::::::: ::::::::::::::::::::::::: :::::::::::: :::::::::: :::::::::::::::: ::::::.NLI::::::::: :::::::::::: :::::: :: :: :::: :::::::::::::::: :: ::: ::: :::::::: ::::::::::::::::::::: :..::: .:::::::: :::::: ::: :::::...... SOUTHERN CALIFORNIA GAS CO. Z BUILDING - .•: :.•....-- •:........:.•.. ..:...... .:..- .:........:..... ....:...:..- ..-�-.:.... . .:.•........,•.......::........::. ...... .•........:: ...... ....::......... ........:•. ::..::::. :::::.:::.. GAS :::.::. :::::.:::.:::.:::.:::::::.:::.:::.::.:....:.:::........... .............ca........... ........ ................. .....................:........ ............o.................... ..... ..............::...... ................. ........�..................... ............... ............................. . ........... ...... . ..................... - W 3. Z ::...... --.-.-.--.I,.,.-.. ...'.'. ::..:::..:::..:: ............... ......................a.................... SOUTHERN CALIFORNIA EDISON 0 0 : �.......................... .............................. ... ....n.................... ............. ELECTRICITYP Z ........... .................. . .................................... .................... F.F II ::::::::::::::::::: :.:::::::::::::::::•:::•:::::::::•::::•:::: :::::::•::•::::::::::................. :::•.:•. ....::•.. -..:::... ............................... .::•:•::...... •:•.:•.......::•.:..... ..... .......................::•.::•........:.:::.........:....:................... �........... ......... .......... ............................... ........... .................... ...... ...................................................ar........... .... ... wI'll 5% ..................................... ...................... ............. ............ .........cal............. .......... ..... ....................... ........................... I - ililllllllllll4 ......... . . ........................... . ........... . .................... ...... ........................ .......................... . ........... .... ... TELEPHONE VERIZON 0. ::•::•::::•::::•::::•::::•:::•::::•::::•::::•::::•::::•::::•::::•:::•::•::•:::::•::......:•::•:•:•::•:•:•::•: ::::::::::•:•:•::•:•::•:•:•::•:•:•::•: :::::::::: :::..:.:::::::.: :::::::::::::::::::::::::::::: ::::::.::::.:: :::::::: ::: ::: :::: :::•:•:� :::::: ::: ::: ::: :::: : :::::::::::::::::::::::: :::::: ::: :: ::::::: CONC :::. ::. ::. ::. ...... ::. ::. ::. ::. ::. ::. ::. ::. :. ::. ::. ::. ::. ::. .:. ::. :. ..... .......... ....... ....... ..... .......... :..................... SCHOOL DESERT SANDS INDIO Z :::. ::. ::. ::. :::::. ::. ::. ::. ::. ::. ::. ::. ::. :. ::. ::. ::. ::. ::. ::. ::::.5 : :::::::::::: ::::::::::::::.:. .:.:::. .•. ::. ::: ::: ::: ::: ::: ::: .. x 3...... ............................. ................ ......I..... ......... _ o .... .............. ..................�... RIVERSIDE COUNTY FIRE DEPARTMENT a Ex FIR E•:::. ::. ::. :.. :::::. ::. ::. ::. ::. ::. ::. ::. :::::::::. ::. ::. ::. ::. . .....:..::..:. .:...::..::. ................. ...... . ... ... ::. ::. ::. ::. :::.•::.•.•::.•.•::.•.•:::. ... ... ... ::. :. ..�:. ::. ::. ::. PROP. �PROP. .................... ...................................... ........... ............ ................................. ...... .............................. ............. ..................... .... :. ::. :::::.: :.: :.: :. ::.: :.: ... :.: :.: :.:::.: :.: W Q ::::::::::::::. :::::::::::::::::::::::::::::::::::::. :.:::::::. :.:::. ::::.:::. :.:::.:::.:::.:::.:.:.:.. ::. ::.:::.:::.:::.::. :::.::.{ ::.:::.:::.:.:::::::::::::::::::. ::.::.::::::::::::::::::::::}.::::::::::::::::::::::::....... ............... GRADE GRADE - CITY OF PALM DESERT ::.:::.:. > .:::.:::.:::.:::.:::.: :.:::.:::.:::.:::.:::.:.:.:::.:::.:.. : .:::.:::.:::.:::. .. .:.:::.:: .:::.:::.:::. ..................... ...... .................................................... .....�................ � 2 PAVING I POLICE : ::. ::......:: :: .:::..::.. :::::::::::::::::::::::: :. ........ ................ ................. ......... :::::::.:.. .. .. :.:::.:::.::::::.:::.:::. .......................... .................. ::.:::.:::.:.::: ::::::::::::::::.I::: :::::::::::: ::::::::::::::::. .:::::: :::: :: :::::: W PROP. :••.•:::.:::•.:::•.:...:..................•::•.:: .:::•.:::•.:::•.:•:.:::•.--.... ..........:.....:::.:::... ....•.:::•.::........... .......•............. :. ::. ::. ::. ::. ::.:: .: :. ::. ::. ::. ::. :::::. ::. ::. ::. ::.: :. .:.:.................... O :::. ::. ::. :...................... . .................. .................. ... .............. ............ .......... ................ ...................... ..... . ............ ..................... ...... ........................ ........................... ...................... �x :.:::::::::::::::::::::::::::::::::::.. ..::::::::::..:::::......::..::..::..:... ..::........ .........::. ::.•.•::.•.•::.::..::..::..:: ::..::..::..::..::..::.. .:.•::.•........ : ...........:. ::.•::. ::. :::....:::. :::.. :::. ::. ::. ::. ::. :.::.::::. ::. :r. ::. .•.•. PLANTER TC 309.27 ..... ............... ........................... .. ............ ..................... ..... .......... . ..... ... ............ ................................... a W .....!.......... ................ ............................ .. ... :::::::::::::::::::::::::::::::::::::::.. ::::::::::::::. ::::::.::.................................. ....... :.::: . .:: ..:::.:::.:::. I WALL � I �FL 108.78)� ....................... .......:::............:::::.: :. :::::.::::::::::. . . . I �3114 9 )I I W z . 31 � 5.54j LAND USE OF NEIGHBORING LOTS a V ti SECTION D_D�� i I � I - - N a Q ENORTHERLY LOT: MULTI-FAMILY RESIDENTIAL (APARTMENT) CV N.T.S. C ARKI G -(309) IJ1, 2I SOUTHERLY LOT: MULTI FAMILY RESIDENTIAL (CONDOMINIUMS) ::��•��z•®i:�8) I.- EASTERLY LOT: MULTI-FAMILY RESIDENTIAL (APARTMENT)Z :: :: ` I' QROFESS/OQ O :-.:. GARAGE GARA E GARAGE1] 1 �o �9� ::....W:: ooU M7. FO ti ���TRACT i I GENERAL NOTES : _r 45846 m PROP. BOUNDARY 15.00' * Exp.12131118 i 2:1 MAX- PROP. I (309.96 . I ZONE: R-3 (PRESENT) V SLOPE BLOCK W _1*W WALL - . -- - T ° I I NON OF EX UNROPOVACANT LOT I� sT� civic �P ) I .............................. - LTF OF CAL\FOB NO. OF PROP. UNITS: 6 ,� EX. SEWER MANNHOLE I N0. OF EX. LOT: 1 rA PROPOSED w - (TC 10.291 :. .: ::: ::: I I I I PROPOSED Z FL 09.81 GARAGE _I :�:.?:i.?:. Ex 310. - 5.s7 s' BLOCK Q7 NO. OF PROP. LOT: 6 Q O GRADE O""""'• I� D DD I I WALL AREA OF LOT: 18,400 FT. (0.42 ACRES) F.F /N I27. L-Lj i � 3 L O T 6 3 ° OD L 0 T 5 O LOT N0. OF PROP. PARKINGS: 12 (2-CAR GARAGE) + 2 (GUEST) �� PROP. i . 0 2 O 00 O 10.62, I I SEWERAGE DISPOSAL: BY GRAVITY SEWER E GRADE o U1 PIPES TO STREET MAIN. V o CO rn o PROP. I EX WATER MAIN FF 310.50 FF 311 00 FF 311.50 / I 11 9� I APN: 628-081 -008 EASEMENT NOTE 0 Q 0o � 6 PLANTER '*"*'**'*'**"*'*'**'**'*"* PAD 310.00 `� PAD 31 .50 PAD 311.00 O .1 r� 00 -(311) EX. SEWER MAIN�� (31 .52) CONSTRUCTION NOTES O PROPOSED 24' WIDE EASEMENT FOR Z M (6 (0 Q) " Es-Ell � _ �� I I I 1 INGRESS AND EGRESS, UTILITY, SEWER, Q� Q N N -- SECTION E E s.oDo ......: D AND DRAINAGE PURPOSES. o N.T.S. I I I TEXISTING TREES TO BE REMOVED. 04 o Q N C E �� I ............................. . I If - 7;2=22=22110000E . F� �� � i i , �, Q EXISTING PLANTING TO BE REMOVED. © 5 P.U.E EASEMENT FOR PUBLIC 0 o co.�_ UTILITIES AND INCIDENTAL PURPOSES, O, a o GROSS LOT AREA NET LOT AR Ld EA jf(3 x:5 .."";: (311.70) _ / I 131 L1� �j Q CONSTRUCT CONCRETE PAVING. OFCO.R ED IN BOOK 866, PAGE 493, r'1 00 Q � < I U l ............... I MCI LOT 1 3,340 SF 2,840 SF ::LO :::::::::::::: 3 '2�0 0 O PRO . 3 _ w :•: 0 PROP. LOCK WALL o eLocK w L o I I_ ® CONSTRUCT NEW DRIVEWAY APPROACH. © 5' EASEMENT FOR UNDERGROUND DRAWN SH (315. 6) LOT 2 2,860 SF 2,430 SF CD :::: .... 2.50'© CONDUITS, WATER PIPES, AND OTHER CHECKED HJ Op B 2.5o Q5 CONSTRUCT NEW SEWER LATERAL. SIMILAR FACILITIES & EQUIPMENT AND 4. O Q DATE 1 1 06 0 20 5 F / / 2 550 S : :. :tl_ ::. ::. ::. ::. ::. ::. ::. .:..... ::. ::. ::. ::.::: :•:: :•:: ::::. ::. ::. :::::. ::. ::. ::.: :::. ::. ::. ::. ::.::••:•.::: ::::::: ::•::•::•::•::•::::•:::::: :.:::. ::. ::. ::. ::. :.: ::. ::.:: INCIDENTAL PURPOSES RECORDED IN LOT 3 3,000 SF 311.73 0 .. ::•:::•::::::•:::•:::•:::•.:::::•:::•:::•:::•::. . ..... ..::::::•::...•.:::::::::: ...::::•:::•::::::::.. ... ...... ::::::::::::::::..•:::•:.... C .0o CONSTRUCT SEWER CLEAN 0U T. ( :: ::: :: ............................ ................... .. .... . ........ 37 50 POWER POLE © BOOK 1281 PAGE 256 OF O.R roe No. 15-251-001 LOT4 3,340 SF 2,840 SF F(T 311.7 311.89 ::.::. :.: :. :.:::: ...:_.::_.:::: : . . . :.:::.: :.: :.: :.: :.: :.: :.: :.:::. :.: :.: :.: :.: :.: :.: :.: :. ::.: :. ...:::.: :::. : . .. . :.: .: :.: :: 1� 1 . ) SCALE 1"=10' N&T RCE 1321 3 (311 ° , „ 70 0 115 00 Q7 CONSTRUCT NEW WALL. D PROPOSED VARIES WIDTH EASEMENT FILE LOT 5 2,860 SF 2,430 SF I (311. M S71 51 05 E &//_11,�__ 1 (314.62) O 15251001T.DWG Ui Ex. 7' BLOCK I ® CONSTRUCT NEW WATER METER. FOR DRAINAGE AND PEDESTRIAN DRAWING 1 of 1 ( )(312.0 D-i WALL TO REMAIN J ACCESS PURPOSES. LOT 6 3,000 SF 2,330 SF I 3 4°° IP � 14.3 --> (TC 311 7 / TOTAL 18,400 SF 15,640 SIF (FL 311.2 (FTO L [3112.144)] 16 (312.23� ( 4.18�I I ( I PROPOSED EASEMENT SHOWN AS T-1 N * PER SEPARATE PERMIT PRECISE GRADtNG & DRAINAGE PLAN CONSTRUCTION NOTES * (D CONSTRUCT NEW DRIVEWAY APPROACH PER CITY STD. 105, CASE 1, W=18', X=3', PER SEPARATE PERMIT. SCALE : 1" =10'-0" * CONSTRUCT 6' HIGH MAX. RETAINING WALL PER SEPARATE PERMIT. * CONSTRUCT 6' HIGH MAX BLOCK WALL OR WOODEN FENCE, PER ARCHITECTURAL PLAN, PER SEPARATE PERMIT, (TC 305.22) V) REMOVE HEADJOINTS TO ALLOW PASSING OF DRAINAGE. (FL 304.7�D Op EH=1.90' EX. 6' BLOCK EH=1.80' EH=3.00' TG 305.85 TRW 308.2 WALL TO REMAIN TRW 308.50 10 TRW * ® CONSTRUCT 6" VCP SEWER LATERAL W/2% SLOPE MIN. CONNECTING TO EX. SEWER MAIN, PER SEPARATE PERMIT. INV 305.1811 0 0 , a 14 - C FS 308.00 / FlMk8 (305.20) " TC 05. �5'6 S 305.50 S 71 51 0 5 E `�06.30) 8 14 FG 306.70 115.0 0(FG 305.30) * CONSTRUCT 4 SEWER HOUSE LATERAL PER SEPARATE PERMIT. N 3C15 3 (3 4 30 .79) s s CONSTRUCT SEWER CLEANOUT PER SEPARATE PERMIT. r2 .F%307. W * O - INV 305.24-X 4 6x FL 307.E HP 308.07 tG W307: 0 W LL W W W LL W TW 312.8 0 3 NV 306.65 INV 3b6:83QW " P WER POLE �� c 'g 3 5.87) P 307.70 . .W W W 1 (FG 306.80) 4 LINES S'LY CONSTRUCT 4 THICK MIN. CONC. DRIVEWAY PER ARCH. PLAN. o _ 1 CONSTRUCT 4" THICK MIN. CONC. WALKWAY PER ARCH. PLAN. �' > FS 305.7 TGW3o7. TGW 307.58 ll( =. 6 W . . . . A/c TG 3O7 63 12 -4" STEP TG 30 0 1-6" STEP W. .W.g (306.94) O `. . INV 3 .78 FS 307.7 .306.90.." . "INV.306:6912 . 3 306.94 CONSTRUCT 12"x12" CONC. CATCH BASIN WITH NON-TRAFFIC GRATE PER BROOKS PRODUCT DETAILS. Cd °� . 12 1 W 1 3HP 307.95 INV 306. 308.17 2) * 1 o CONSTRUCT 3.5' HIGH MAX. PLANTER WALL PER SEPARATE PERMIT. Y W W. .-W y 8 .W. . . . W . . . W . .y.W. J �: to m . I W 11 CONSTRUCT 24"x24" CATCH BASIN WITH NON-TRAFFIC GRATE EQUIPPED WITH FLOGARD CATCH w OI �CZ> ...W. wW W �' I . W.. W.LL. O BASIN FILTER PER DETAILS SHOWN HEREON. - .� �, .� �, 4" DRO ,,, �, °� Q ca o O 3 ^ oq FS 308.13 ^ , 4" DROP 4" DROP 4" DROP 307.35 (307.06) w `r�'i. n ^• W W FS 308.67 +� oB FS 309.17 FS 309.17 �' 12 CONSTRUCT 6" AREA DRAIN PER DETAIL SHOWN HEREON. V �, (3 7.89) CONSTRUCT 1-4" PVC SCH. 40 DRAIN PIPE W/0.5% SLOPE MIN. .... -. . - 30 ) . . coN (3(306.19) x . W _ �( 7 `� k (308) I 14 CONSTRUCT 1-6" PVC SCH. 40 DRAIN PIPE W/0.5% SLOPE MIN. 1'1 'W". .' o W 3 W W - Ot�'© 5X 5X 3 2 I 15 CONSTRUCT 2-6" PVC SCH. 40 DRAIN PIPE W/0.5% SLOPE MIN. . . W� W LOT 1 ''"'' W M LOT 2 LOT 3 IN -513 1s CONSTRUCT PARKWAY DRAIN PER SPPWC STD. 151-2, INLET TYPE 1, S=1'-6" W/ 2.0% SLOPE. m - -,4+�, -.- FF 308.50 �� `; - . FF 309.00 FF 309.50 .' �- . 309) .cl:f .� 308-05. PAD 308.00 ..• .... PAD 308.50 3.50' 3.50' PAD 309.00 OWER POLE 1 REPAIR OR REPLACE ANY BROKEN OR OFF-GRADE CURB & GUTTER, PER CITY STD. 102. I U 3.75' W. W . (307.27) . WITH GUY 0 v, w�2� ( �.13) 8 f .' . • W$ LINES N TC307 �i 31600LINES S L 06. 0.5" DROP .' ' `o" '� _ � 31 I TG-1A618 . FS 308.46 r."�, ` M - ad EH 1.80 . ( Qb�EASEMENT N0TES oo'�: �N� - LL �� �W W a �w. o TRW 310.50 �) . .W 08.7 .6 ) CD W , FG 3 0 310 3 9 6 (307.89) -W 3 1) 0 PROPOSED 24' WIDE EASEMENT FOR INGRESS AND EGRESS, UTILITY, SEWER, AND DRAINAGE PURPOSES. 2100 .W .... 30815 " 3 5.57 © 2.5' P.U.E EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED IN BOOK 866, PAGE 493, OF O.R. 0.5" DROP 3 ae 0.5" DROP 0^0 0.5" DROP cn 31LL LL1 ).. 315 Oc 5' EASEMENT FOR UNDERGROUND CONDUITS WATER PIPES AND OTHER SIMILAR FACILITIES & EQUIPMENT AND INCIDENTAL .y3 a Fs 3os.4s DRO s 3os.2 FS 308.96 M FS 309.463: 7 "/ Q I APPROXIMATELY 90.00 .� .'.'. .' FS 308.30 -- M 2 DROP �{ 31 .73) PURPOSES, RECORDED IN BOOK 1281, PAGE' 256, OF O.R ' .`. 2 DRO FS 309co PROPOSED VARIES WIDTH EASEMENT FOR DRAINAGE AND PEDESTRIAN ACCESS PURPOSES. I s.000' `.`. . ` N Fs 3os.7s �� 7 o GARAGE 12 GARAGE �' GARAGE N N N N N N .W W 414.96) #4 REBAR 1 .�. ®� ... ... o0 0O �� 307.7 M q12 GGo Mo 3J 4 WEATHER-PROOF STEEL GRATE PEAK FLOW OUTLET TC 308. 1 W 9 .� o c^o co ( oo^ M M (315.�9) ��// (VL *07. 3) a u> S 308.29 FS 308.2 i�W M 308.79 FS 308.7 0" WMW S 309.29 FS 309.2 PROPOSED LJ_ PIPE INLE Jo 7:6 � � z K � �, PARKWAY DRAIN 47 0 6 30 6 - `� 6 `4 N tG ................. . ..... . .. . . ... . . ...... ........ ...... ...... ................. ............... ............ ................................:..:... .... ...: ..... :.... ........:.......... ..:....:.............:....... ................ ....w... .... .. . . . .. . .'^-�_... . ... ...... ................. ..... .............. ................ . .............................. INV PER PLAN - W a - w:: ....: :.. . .... :... ......:... .... :.........: „ - €>_..3 ?1 .........NV. .9f5................. .. . . . . ....... ........ .FL..308,7....................... ..F1...309.0�...... ...... ...................HP..305,....... .. 4 REBAR o L 4 THK. CONC. . ::::::. ... .... .... ...: `8 .............. ....0.................................................................................................. .....rn... ........................................ W. 1 . LL W4 REBAR 5 � ....... .. ................................................................................................ ............................ . . .............. .................................................... . .. . . FLO-GARD PLUS FGP24-F /# cam ' as cv...................................1.4................................................................. ............................. ........................... �. o wuj® CORNER cv z cn � 8.33 +�. .................. ................... ....................................... ............. ............. ....................... . .............. . . .. ...... ......... - CATCH BASIN FILTER �........... .I. .............. ...e............................ .. ............. ....................................................................................... ....... ... ... ................... ....................................... .......... ........ ... ............................................................. .. .4/. ..I........... .... ..... o X w ...................... .............. ........................................................... ........................... ....... . 5. ............ ... ............................... ... ..1.................. • 321.00 l ........ ....... .5.. ............ ................... ....................................... ............ ........ ....................... ....... 1 -F „ -. -.. :...............-..: ........ ........-. ....... .........:.. 1.......... . . F 315.00 s s s: s::: : s s s s s s s s S S f 11: ... ..... .. I .. ....... ..... .�..... ........................................................... -............................................................................................................... ..o...................................... ............................... ............ ................................................... . 0 . 0 0 0 0 3 14. N CONC v, .r ae ao N . . . .. . ......... . .. .................a - - . .. ..:. . .. . . .. . . .. . . .. . . .. . . . .... . ..... ::. . . 4 REBAR .................................. . . .. ................... # .. .................... -..............ui...................... uf........................... ... ................. .................. ...................i...... ............... ....... . .. . ......... �... . . .......... 5.5 0 - - - - - -::::..- 0 CORNER " ........... . . .. .................................... ....................... --....................................... .................. . 2. ... ..... 1.4............................ FIIL WITH 1 PEA GRAVEL O ................................... ........ . ...... --....................................... ................... ... ........................... ...... .. . ..................... ........ 8.33X .. . . ....................................... ........... . .. . ........................... . .. . . .. . . 5. . .. . .. ................................. 5 ............... W AT OPEN BOTTOM a ............................................. ... ............ 1.4. ......... . .... .............................................. ............ - . ........................................................... ............................... ..... ....................... .. ............... ...... .... 5 TG.308;65........... . .. ...................... . . ... ............................. ............... ................... ..................... TG 309 05 307:95.:..:. :.:..:..:.:..:..:.:..:..:.:..:..:....:..:....:..:.... ..:...f . . ..:. . . . .. .: 308.33..... .................................... ..... ...... I.... .. .. i.2 � ML ..309 . ..]... 24 X24 ,.:..:.� . .... ... .............. . ...... . ...... ............ .. �,.. INV..30Z.98... .... ......... ............ .......... ............ ........................... . .. .. ......IM11.308..36.. . ...... ................. .... ..... . ........ 1 .:.::.... ::: TC 09. 7 ter. �� .. 11 J .INd/307.6A W W. . �� 315.54� c�. 1 .J ), I 11 FILTERED CATCH BASIN DETAILS .W. .W.W.W. W W W � S 309-33 FS 309. S 309.83 FS 309.8 14 NTS o . . . . . . . .W W0 310.33 310.300 . 3 0; .'.� (30 w �(309 �W o I W o . . Kf ) / 8 .W.W.' W.W.W.LL 5 GARAGE GARAGEIx GARAGE ica X I N N N N w W 1 . . . ��. . . . . 309.20 2" DROP �I " w TRACT `�' (30 96 . W W W 2" DROP NV 308.5012 FS 309.7 2 DROP W� PROP. PROP. 6• D . . 2 oS c o; FS 310.26 FENCE LOT FENCE PROP. BOUNDARY p - - - " 8 M Cl 2-6" STEPS TRACT LOT 2:1 MAX PROP. I > 2-6 STEPS FS STEPS Ia o FS 310.50 EH=2 0' BOUNDARY LI E LINE SLOPE LOCK I - -. FS-.-3Q9.50 FS 310.00 c� I WALL I.-. - .r_ ' TRW3.00 I .'. . 3 ". �, FG 31?.30 TC M M w FL �09. 1 0 � � ,' co Z ® ' r-o w I ww w Z z w M w M> . .0 Ih b�I M7.aii... .. pp 'pj Ih z z z J J PROPOSED z s " 0.5" DROP �:. M 1 M PROPOSED r PROPOSED o BUILDING EX . . ,�i FS 310.46 ' p> . "> > , EX. SIDEWALK I p BUILDING p BUILDING of -1 F F O GRADE 8 f (31 ,2} 12 12 " I TO REMAIN % F,F U- w F•F w 9, �` I 1 O '.' (310.14) O4 o (310.62) TV4 321.00 IN /N 3 W / (FG 315.00) PROP. I W.. LOT 6 .. .. LOT 5 3.5- . LOT 4 iy( A �EX EX GRADE i . FF 310.50 5 FF 311.00 w FF 311.50 X ��g �o EXLPROP. PROP. PROP. GR�DE P. GRADE PROP GRADE PROP. I I +, -' A' . . W tr11 PAD-310:00 M _ PAD 310.50PAD 311.00 IN"-GRADEGRADE PAVING GRADE RETAININGEX CURB & GUTTER GRADE WALL �- - � p Z W'W� (311) ITO REMAIN . . 12 W3,�5 W - 3.50 3 12 I - W SECTION A-A ..r .. .W W` WWCl W _ In NTS . . • � c� 2" DROP C.DM 2" DROP 2" DROP "' M ' ' 2" DROP 2" DROP ' '' TRACT TRACT CD o `WWW`. . W. o `. n FS 310.8 FS 310.83 " FS 311.33 S 311.33 W CO CD BOUNDARY BOUNDARY ��.5$)ca . . 8 311.70) 311.27' PROP. DRAINAGE 00 I EASEMENT .cn c" i 37 PROP. DRAINAGE PROP. . 1-6 STEP L7 m . .ornW . . 3 . . . . . . . . . 310.60 315.96) FENCE _ W EASEMENT FENOCE EX. 6' I ' I . 2, 2X-`.'.. '. . 2X' . µ 310.50 12.09)IiPW 311:U EX. 7' PROP. w :• BLOCK WALL GRADE BLOCK WALL w PROP• PROPOSED X (F 311. -'y' - W- TO REMAIN TO REMAIN z PAVING ` 311.80 TG 310.25 .WWW WW .W.W.W.W.W.W.W.W.W.W. Z w BUILDING P 310.60 8 12INV 309. `N` 8 HP 310.E .�12. . TW 320.00 �I 1 1% . J J PROPOSED w 2% F.F11. 37 (FG 314.00) BUILDING `` o IN _ T 31 .7 311.89 �1 W w -- -- -- �q° F.F - - - - o w N&T RCE �32182 3 (3 M EH=1.80 o i a =2•DD EH=1.90 i POWER POLE S71 51 05 E o 115,00 13.9 TRW 312.50TRW 312.50 TRW 1 )3 2.50 - PROP. �EX (3 -" (FG 312.20) �10 (FG 312.50) (FG 312.50) EH=1.0' (314.62) GRADE GRADE ( )(312.M FS 310.70 FS 310.50 Q FS 310.60 WALL TO REMAIN BLOC TFG 312.00 PROP. PROP. W 313.00 EX PROP. GRADE lEX PAVING GRADE PAVINGPROP. I 3/4" IF � LL (314.34) PROP. GRADE PLANTER WALL ( F 311. 2 j (( 312.23� PLANTER (FL 311.2 �, (FL 311.64) 314.18) WALL SECTION B-B SECTION C-C NTS NTS BENCHMARK: P.D. #164 (USC&GS N-517 1955) ENGINEER CITY ENGINEERS SEAL CITY OF PALM DESERT PLAN CHECKED BY: ELEVATION: 245.597 FT DATUM: NGVD29 MARK BY DATE REVISIONS APPR. DATE EGL ASSOCIATES, INC. DEPARTMENT OF PUBLIC WORKS CITY OF PALM DESERT 2 DH HT LOCATION: 2" BRASS DISK STAMPED CITY OF P.D. BM 139 1 oQROFESS/p41 APPROVED BY: SHEET WESTERLY SIDE OF HIGHWAY 74, 176FT NORTH3ERLY OF ECR FOR 11819 GOLDRING ROAD, UNIT A PRECISE GRADING AND DRAINAGE PLAN DIAL o TWO WORKING EL PASEO, 3.8 FT WEST OF CIF TOP OF CB, FLUSH �� Fycm PHONE:DIA, CA 63000588 CIVIL OF TRACT NO. 37292 3 BEFORE DAYS BEFORE r NO. 45846 � YOU DIG YOU DIG EXP. 12/31/18 FAX: (626)263-3599 BO CHEN, P.E. DATE LOT 8, FRONTAGE ROAD SHEETS BASIS OF BEARINGS: THE CENTERLINE OF FRONTAGE ROAD BEING �c * CITY ENGINEER TRAFFIC S18°08'S5'W J, � P PREPARED UNDER THE DIRECT SUPERVISION OF: R.C.E. 64819, EXP. 6/30/2017 LOT 8, BLOCK A-3 OF PALM DESERT UNIT # 3, IN THE CITY OF PALM DESERT CITY FILE NUMBER TOLL FREE 1-800-227-2600 C 1 V COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK A PUBLIC SERVICE BY 9TFOF- CAL\F�� HANK JONG R.C.E. N0 45846 DATE: EXP. 12 21, PAGES 81, 82, 83, AND 84 OF MAPS, RECORDS OF SAID COUNTY , . . . . . /31/18 UNDERGROUND SERVICE ALERT REVIEWED AND RECOMMENDED BY: DATE LANDSCAPE